Duplex with Off-Street
For Sale
$650,000
45-47 Pleasant St, Easthampton, MA 01027
Two-unit property with natural-gas baseboard heat and a kitchen appliance package.
Property Size2,472 SF
Price / SF$262.94
Days on Market20
Property Features for 45-47 Pleasant St
General Information
Standard status
Active
Size
2,472 SF
Total Parking Spaces
12
Property subtype
Residential Income
Zoning
NB
Net Operating Income
$63,300
Taxes and HOA fees
Annual Taxes
$5,800
Amenities
Park
Natural Gas, Baseboard
Full
Range, Dishwasher, Microwave, Refrigerator
Paved, Off Street
Rain Gutters
Building Details
Building Size
2,472 SF
Year Built
1890
Stories
4
Listing Agency:
Gallagher Real Estate
(413) 536-7232
Listed By:
The Andujar, Gallagher, Aguasvivas & Bloom Team
(413) 536-7232
Source:
Evrealestate
Added: Jul 20
Changed: Aug 3
Last Checked: Aug 8 at 6:16AM
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 Gallagher Real Estate
Investment Insights
Based on property information with market context.
This duplex was built in 1890 and includes natural-gas baseboard heating, full bathrooms, and kitchens equipped with ranges, dishwashers, microwaves, and refrigerators. Rain gutters and paved off-street parking are also part of the property improvements.
The property is located at 45-47 Pleasant St in Easthampton, Massachusetts, within Hampshire County. NB zoning is identified for the parcel.
The property is located at 45-47 Pleasant St in Easthampton, Massachusetts, within Hampshire County. NB zoning is identified for the parcel.
Key Highlights
- Duplex property at 45‑47 Pleasant St, Easthampton, MA 01027
- Built in 1890
- Natural‑gas baseboard heating
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
$35,710
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
5.49%
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%
$714,200
$714.2K
Cap Rate 7%
$510,143
$510.1K
Cap Rate 9%
$396,778
$396.8K
Market Conditions
NOI Build-Up for 2,472 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
$53.4K $21.60/SF
− Vacancy
−$2.4K −$0.96/SF
EGI
$51.0K $20.64/SF
− OpEx
−$15.3K −$6.19/SF
NOI
$35.7K $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%
$714,200
Cap Rate 7%
$510,143
Cap Rate 9%
$396,778
Alternative Uses
Best Use
Multifamily LT 5
$510.1K
$446.4K – $595.2K
NOI $35,710 @ 7.0% cap · market cap 5.49%
Second Best
Apartment 5plus
$466.5K
$408.2K – $544.2K
NOI $32,652 @ 7.0% cap · market cap 5.02%
Theoretical Best
Office A
$1.51M
$1.32M – $1.76M
NOI $105,378 @ 7.0% cap · market cap 16.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
722
Businesses Nearby
Explore this area
Business Placement
Demographics for 01027, MA
17,896
Population
9,221
Households
1.9
Avg Household Size
46
Median Age
41%
College-Educated
93%
High-School Grad
40.6 sq mi
ZIP Area
441
Density / Sq Mi
$73,657
Median Household Income
$45,652
Median Earnings
$1,195
Median Rent
$348,300
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 - Two-unit property with natural-gas baseboard heat and a kitchen appliance package.
Where is this duplex located?
The property is located at 45-47 Pleasant St Easthampton, MA.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: Duplex property at 45‑47 Pleasant St, Easthampton, MA 01027; Built in 1890; Natural‑gas baseboard heating
