Side-by-Side Ranch
For Sale
$285,000
Pending
47-49 Farragut St, Springfield, MA 01104
Ranch-style side-by-side duplex built in 1942 with single-level layouts and two bedrooms, plus full baths in each unit.
Property Size1,248 SF
Lot Size0.20 Acres
Days on Market48
Property Features for 47-49 Farragut St
General Information
Standard status
Pending
Size
1,248 SF
Total Parking Spaces
2
Lot size
0.20 Acres
Property subtype
Multi Family Home
Zoning
R2
Occupancy
100%
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$3,415
Building Details
Building Size
1,248 SF
Year Built
1942
Stories
2
Units
2
Construction
Ranch style
Tenancy
Multi
Listing Agency:
RE/MAX IGNITE
(413) 391-7928
Listed By:
Rossi Del Valle Almanzar
(413) 930-0253
Source:
Startpoint
Added: Jul 21
Changed: Aug 25
Last Checked: Aug 24 at 2:39PM
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 RE/MAX IGNITE
Investment Insights
Based on property information with market context.
Rare ranch-style side-by-side duplex offering single-level living in a side-by-side configuration. Built in 1942, the property includes two bedrooms and full bathrooms per unit, arranged to support comfortable day-to-day living. The home is described as featuring refined living space and versatility in the layout.
The duplex sits on an 8,651 square foot lot and totals 1,248 square feet of living area, with a 47–49 Farragut St address in Springfield. The property is fully tenant-occupied, and the current tenants would like to remain.
Ownership may change, and tenants have been advised that rental terms, including rent, may be subject to increase. Any request for vacant possession, if applicable, will be negotiated with a written offer.
The duplex sits on an 8,651 square foot lot and totals 1,248 square feet of living area, with a 47–49 Farragut St address in Springfield. The property is fully tenant-occupied, and the current tenants would like to remain.
Ownership may change, and tenants have been advised that rental terms, including rent, may be subject to increase. Any request for vacant possession, if applicable, will be negotiated with a written offer.
Key Highlights
- Ranch‑style side‑by‑side duplex built in 1942 with single‑level living in each unit
- Total 1,248 SF of living space (per listing) plus an 8,651 SF lot
- Two bedrooms per unit with two full bathrooms serving each unit
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
$18,473
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
6.48%
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%
$369,460
$369.5K
Cap Rate 7%
$263,900
$263.9K
Cap Rate 9%
$205,256
$205.3K
Market Conditions
NOI Build-Up for 1,248 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
$27.7K $22.20/SF
− Vacancy
−$1.3K −$1.05/SF
EGI
$26.4K $21.15/SF
− OpEx
−$7.9K −$6.34/SF
NOI
$18.5K $14.80/SF
Area
Springfield, MA
Vacancy
4.75%
Lease Rate
$22.20 /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%
$369,460
Cap Rate 7%
$263,900
Cap Rate 9%
$205,256
Alternative Uses
Best Use
Multifamily LT 5
$263.9K
$230.9K – $307.9K
NOI $18,473 @ 7.0% cap · market cap 6.48%
Second Best
Apartment 5plus
$234.7K
$205.4K – $273.9K
NOI $16,432 @ 7.0% cap · market cap 5.77%
Theoretical Best
Office A
$338.9K
$296.5K – $395.4K
NOI $23,722 @ 7.0% cap · market cap 8.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
479
Businesses Nearby
Explore this area
Business Placement
Demographics for 01104, MA
23,598
Population
9,562
Households
2.5
Avg Household Size
38
Median Age
13%
College-Educated
77%
High-School Grad
5.2 sq mi
ZIP Area
4,538
Density / Sq Mi
$47,530
Median Household Income
$37,463
Median Earnings
$1,004
Median Rent
$210,800
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Ranch-style side-by-side duplex built in 1942 with single-level layouts and two bedrooms, plus full baths in each unit.
Where is this duplex located?
The property is located at 47-49 Farragut St Springfield, MA.
What is the asking price?
The asking price for this property is $285,000.
What are key features of this property?
This property features: Ranch‑style side‑by‑side duplex built in 1942 with single‑level living in each unit; Total 1,248 SF of living space (per listing) plus an 8,651 SF lot; Two bedrooms per unit with two full bathrooms serving each unit
