Six-Bedroom Duplex with
For Sale
$339,900
45-47 High Street, South Hadley, MA 01075
Side-by-side duplex with separate utilities, updated systems, and a wooded rear setting.
Property Size1,599 SF
Price / SF$212.57
Days on Market138
Property Features for 45-47 High Street
General Information
Standard status
Active
Size
1,599 SF
Property subtype
Multi-family
Units
Unit Mix
2 x 3BR/1BA
Multifamily Units
2
Additional Details
Utilities to Site
Yes
Amenities
backyard
Building Details
Year Built
1870
Buildings
1
Listing Agency:
Naples Realty Group
(413) 536-0573
Listed By:
Emily Doiron
Source:
Gregoryhaughton
Added: Apr 15
Changed: Aug 29
Last Checked: Apr 22 at 8:04AM
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 Naples Realty Group
Investment Insights
Based on property information with market context.
This side-by-side duplex offers two levels in each unit, with three bedrooms, one full bathroom, a kitchen, living room, and private basement space. Both basements include laundry hookups and separately arranged mechanical areas. Utilities are independently metered, including heating, electric service, and hot water, with an owner’s panel serving the property. Improvements include newer electric panels, gas hot water tanks, a steam boiler, replacement windows, and a newer roof. Lead Certificates are in place for both units.
The property includes a large rear yard bordering a wooded area. The address is near public transportation, shopping, parks, walk and jog trails, golf, medical facilities, conservation land, schools, a university, a house of worship, and highway access. One three-bedroom unit is vacant at delivery, while the property’s layout supports separate residential occupancy across both sides.
The property includes a large rear yard bordering a wooded area. The address is near public transportation, shopping, parks, walk and jog trails, golf, medical facilities, conservation land, schools, a university, a house of worship, and highway access. One three-bedroom unit is vacant at delivery, while the property’s layout supports separate residential occupancy across both sides.
Key Highlights
- Side‑by‑side duplex with two levels per unit and three bedrooms plus one full bathroom on each side
- Independent utility metering for heating, electric, and hot water, with an owner's panel
- Private basement areas include laundry hookups and separated mechanical rooms
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
$23,099
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
6.80%
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%
$461,980
$462.0K
Cap Rate 7%
$329,986
$330.0K
Cap Rate 9%
$256,656
$256.7K
Market Conditions
NOI Build-Up for 1,599 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
$34.5K $21.60/SF
− Vacancy
−$1.5K −$0.96/SF
EGI
$33.0K $20.64/SF
− OpEx
−$9.9K −$6.19/SF
NOI
$23.1K $14.45/SF
Area
Hampshire County, MA
Vacancy
4.46%
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%
$461,980
Cap Rate 7%
$329,986
Cap Rate 9%
$256,656
Alternative Uses
Best Use
Multifamily LT 5
$330.0K
$288.7K – $385.0K
NOI $23,099 @ 7.0% cap · market cap 6.80%
Second Best
Apartment 5plus
$301.7K
$264.0K – $352.0K
NOI $21,121 @ 7.0% cap · market cap 6.21%
Theoretical Best
Office A
$973.8K
$852.0K – $1.14M
NOI $68,163 @ 7.0% cap · market cap 20.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
417
Businesses Nearby
Explore this area
Business Placement
Demographics for 01075, MA
18,168
Population
7,597
Households
2.4
Avg Household Size
41
Median Age
50%
College-Educated
96%
High-School Grad
17.7 sq mi
ZIP Area
1,026
Density / Sq Mi
$93,646
Median Household Income
$46,960
Median Earnings
$1,264
Median Rent
$324,800
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 - Side-by-side duplex with separate utilities, updated systems, and a wooded rear setting.
Where is this duplex located?
The property is located at 45-47 High Street South Hadley, MA.
What is the asking price?
The asking price for this property is $339,900.
What are key features of this property?
This property features: Side‑by‑side duplex with two levels per unit and three bedrooms plus one full bathroom on each side; Independent utility metering for heating, electric, and hot water, with an owner's panel; Private basement areas include laundry hookups and separated mechanical rooms
