Two-Unit Duplex with Finished
New
For Sale
$295,000
412-414 Pleasant, Holyoke, MA 01040
Separate utilities, natural gas heating, and two currently rented apartments support a straightforward residential income setup.
Property Size2,004 SF
Price / SF$147.21
Days on Market5
Property Features for 412-414 Pleasant
General Information
Standard status
Active
Size
2,004 SF
Property subtype
Multi-family
Site & Location
Highway Access
Yes
Road Access
Yes
Utilities to Site
Yes
Units
Unit Mix
4 rm/2 bdrm unit, 6 rm/3 bdrm Townhouse Style
Multifamily Units
2
Additional Details
Tenant in Place
Yes
Amenities
enclosed front porch
partially fenced backyard
Building Details
Year Built
1880
Buildings
1
Tenancy
Multi
Listing Agency:
Charles J Davignon Real Estate Agency
Listed By:
Charles Davignon · License #452500741
(413) 330-5969
Source:
Taylorrealtors
Added: Oct 29
Changed: Nov 1
Last Checked: Nov 1 at 5:15AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Charles J Davignon Real Estate Agency
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Investment Insights
Based on property information with market context.
This two-unit duplex contains a first-floor apartment with 4 rooms and 2 bedrooms, plus a second-floor townhouse-style unit with 6 rooms and 3 bedrooms. The upper unit extends into a finished third-level attic with two heated tandem rooms. The building was constructed in 1880 and underwent a full interior refurbishment in the early to mid-1990s; its roof was replaced in 2023. Improvements include updated plumbing, separate electric service, natural gas heating, modern kitchens and baths, replacement windows, and vinyl siding. A common enclosed front porch, double-width paved driveway, and open, level backyard with partial fencing round out the property. The apartments are currently rented to long-standing tenants.
The property is in Holyoke’s Highlands area, with access to local amenities, main city streets, surrounding communities, and routes 141, 202, 391, 91, and 90/Mass Pike.
The property is in Holyoke’s Highlands area, with access to local amenities, main city streets, surrounding communities, and routes 141, 202, 391, 91, and 90/Mass Pike.
Key Highlights
- Two apartments: first floor has 4 rooms and 2 bedrooms; upper townhouse‑style unit has 6 rooms and 3 bedrooms
- Finished attic includes two heated tandem rooms
- 2,004 square feet; built in 1880 and refurbished in the early to mid‑1990s
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$26,248
Cap Rate
8.90%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$524,960
$525.0K
Cap Rate 7%
$374,971
$375.0K
Cap Rate 9%
$291,644
$291.6K
Market Conditions
NOI Build-Up for 2,004 SF
Gross rent
$39.7K $19.80/SF
− Vacancy
−$2.2K −$1.09/SF
EGI
$37.5K $18.71/SF
− OpEx
−$11.2K −$5.61/SF
NOI
$26.2K $13.10/SF
Area
Hampden County, MA
Vacancy
5.50%
Lease Rate
$19.80 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap Rate 5%
$524,960
Cap Rate 7%
$374,971
Cap Rate 9%
$291,644
Alternative Uses
Best Use
Multifamily LT 5
$375.0K
$328.1K – $437.5K
NOI $26,248 @ 7.0% cap · market cap 8.90%
Second Best
Apartment 5plus
$347.5K
$304.1K – $405.4K
NOI $24,325 @ 7.0% cap · market cap 8.25%
Theoretical Best
Office A
$1.24M
$1.08M – $1.44M
NOI $86,457 @ 7.0% cap · market cap 29.31%
Zoning and permitted uses should be independently verified with authorities.
How Realmo checks its estimates
Property Analytics
Lease Details
2
Residential units
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
388
Businesses Nearby
Explore this area
Business Placement
Demographics for 01040, MA
38,238
Population
17,057
Households
2.2
Avg Household Size
39
Median Age
24%
College-Educated
79%
High-School Grad
21.2 sq mi
ZIP Area
1,804
Density / Sq Mi
$51,892
Median Household Income
$41,801
Median Earnings
$1,016
Median Rent
$255,300
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Frequently Asked Questions
What type of property is this?
Duplex - Separate utilities, natural gas heating, and two currently rented apartments support a straightforward residential income setup.
Where is this duplex located?
The property is located at 412-414 Pleasant Holyoke, MA.
What is the asking price?
The asking price for this property is $295,000.
What are key features of this property?
This property features: Two apartments: first floor has 4 rooms and 2 bedrooms; upper townhouse‑style unit has 6 rooms and 3 bedrooms; Finished attic includes two heated tandem rooms; 2,004 square feet; built in 1880 and refurbished in the early to mid‑1990s
