Historic Duplex
For Sale
$399,000
427 State St, North Adams, MA 01247
The property combines flexible two-family living with agricultural and residential zoning on a spacious rural parcel.
Property Size2,117 SF
Lot Size4.06 Acres
Price / SF$188.47
Days on Market8
Property Features for 427 State St
General Information
Standard status
Active
Size
2,117 SF
Total Parking Spaces
4
Lot size
4.06 Acres
Property subtype
Multi Family
Zoning
Agricultural, Residential
Additional Details
Utilities to Site
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$3,833
Amenities
fenced garden
greenhouse
fruit trees
Concord grapes
covered porches
Building Details
Building Size
2,117 SF
Year Built
1890
Construction
Farmhouse
Tenancy
Single
Listing Agency:
Lamacchia Realty, Inc. - North Adams
(413) 441-5450
Listed By:
Christine Girard · License #9510608
(413) 441-5450
Source:
413realestate
Added: Aug 25
Changed: Aug 27
Last Checked: Aug 31 at 12:48PM
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 Lamacchia Realty, Inc. - North Adams
Investment Insights
Based on property information with market context.
Built in 1890, this duplex farmhouse contains 5 bedrooms and adaptable interior areas within a two-family configuration. It is currently used as a single residence, while the existing layout can accommodate extended-family living or separate guest areas. Multiple covered porches add outdoor space to the home.
The 4.06-acre property includes nearly 2 cleared acres of level pasture, electric service, a fenced garden with 6 raised beds, fruit trees, Concord grapes, and a 10'x20' greenhouse. A detached 2-car garage includes an unfinished loft and workshop or studio space. Agricultural, Residential zoning applies.
Set back from Route 8 at 427 State St, the property is walkable to downtown North Adams and MASS MoCA, with a public park across the way.
The 4.06-acre property includes nearly 2 cleared acres of level pasture, electric service, a fenced garden with 6 raised beds, fruit trees, Concord grapes, and a 10'x20' greenhouse. A detached 2-car garage includes an unfinished loft and workshop or studio space. Agricultural, Residential zoning applies.
Set back from Route 8 at 427 State St, the property is walkable to downtown North Adams and MASS MoCA, with a public park across the way.
Key Highlights
- 4.06‑acre property with nearly 2 cleared acres of level pasture
- 1890 farmhouse with 5 bedrooms and retained two‑family configuration
- Fenced garden with 6 raised beds, fruit trees, and Concord grapes
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$31,583
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
7.92%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$631,660
$631.7K
Cap Rate 7%
$451,186
$451.2K
Cap Rate 9%
$350,922
$350.9K
Market Conditions
NOI Build-Up for 2,117 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$45.7K $21.60/SF
− Vacancy
−$608 −$0.29/SF
EGI
$45.1K $21.31/SF
− OpEx
−$13.5K −$6.39/SF
NOI
$31.6K $14.92/SF
Area
Berkshire County, MA
Vacancy
1.33%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$631,660
Cap Rate 7%
$451,186
Cap Rate 9%
$350,922
Alternative Uses
Best Use
Multifamily LT 5
$451.2K
$394.8K – $526.4K
NOI $31,583 @ 7.0% cap · market cap 7.92%
Second Best
Apartment 5plus
$413.3K
$361.6K – $482.2K
NOI $28,931 @ 7.0% cap · market cap 7.25%
Theoretical Best
Office A
$619.9K
$542.4K – $723.2K
NOI $43,390 @ 7.0% cap · market cap 10.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Single-tenant
Tenancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
222
Businesses Nearby
Explore this area
Business Placement
Demographics for 01247, MA
15,147
Population
7,859
Households
1.9
Avg Household Size
44
Median Age
27%
College-Educated
90%
High-School Grad
45.9 sq mi
ZIP Area
330
Density / Sq Mi
$55,544
Median Household Income
$38,145
Median Earnings
$786
Median Rent
$190,600
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - The property combines flexible two-family living with agricultural and residential zoning on a spacious rural parcel.
Where is this duplex located?
The property is located at 427 State St North Adams, MA.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: 4.06‑acre property with nearly 2 cleared acres of level pasture; 1890 farmhouse with 5 bedrooms and retained two‑family configuration; Fenced garden with 6 raised beds, fruit trees, and Concord grapes
