Duplex With Separate
For Sale
$425,000
51-53 Ward Avenue, Easthampton, MA 01027
Two mirrored units feature porches, a full basement, and flexible room configurations.
Property Size2,608 SF
Price / SF$162.96
Days on Market13
Property Features for 51-53 Ward Avenue
General Information
Standard status
Active
Size
2,608 SF
Property subtype
Multi-family
Additional Details
Utilities to Site
Yes
Multifamily Units
2
Amenities
enclosed rear porch
screened front porch
full basement
walk up attic
Building Details
Year Built
1900
Buildings
1
Listing Agency:
ERA M Connie Laplante Real Estate
Listed By:
Steven C. Laplante
(413) 549-5555
Source:
Fivecollegerealtors
Added: Jul 31
Changed: Aug 11
Last Checked: Aug 11 at 9:54AM
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 ERA M Connie Laplante Real Estate
Investment Insights
Based on property information with market context.
This two-unit property contains 2,608 square feet and was built in 1900. The mirrored layouts provide an eat-in kitchen with walk-in pantry, formal dining area, living room, enclosed rear porch, and three upstairs rooms with a full bathroom. Current bedroom arrangements include two bedrooms per unit, with additional flexibility in the room and dining areas. A screened front porch, full basement, walk-up attic, and separate utilities add functional depth. The property requires renovation and updating.
Located at 51-53 Ward Avenue in Easthampton, MA 01027, the property includes a two-car garage and off-street parking. Shopping, restaurants, and other area amenities are nearby.
Located at 51-53 Ward Avenue in Easthampton, MA 01027, the property includes a two-car garage and off-street parking. Shopping, restaurants, and other area amenities are nearby.
Key Highlights
- 2,608‑square‑foot duplex built in 1900
- Mirrored unit layouts with eat‑in kitchens, walk‑in pantries, dining rooms, and living rooms
- Each unit's second floor includes 3 rooms and a full bathroom
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
$37,674
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
8.86%
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%
$753,480
$753.5K
Cap Rate 7%
$538,200
$538.2K
Cap Rate 9%
$418,600
$418.6K
Market Conditions
NOI Build-Up for 2,608 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
$56.3K $21.60/SF
− Vacancy
−$2.5K −$0.96/SF
EGI
$53.8K $20.64/SF
− OpEx
−$16.1K −$6.19/SF
NOI
$37.7K $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%
$753,480
Cap Rate 7%
$538,200
Cap Rate 9%
$418,600
Alternative Uses
Best Use
Multifamily LT 5
$538.2K
$470.9K – $627.9K
NOI $37,674 @ 7.0% cap · market cap 8.86%
Second Best
Apartment 5plus
$492.1K
$430.6K – $574.1K
NOI $34,448 @ 7.0% cap · market cap 8.11%
Theoretical Best
Office A
$1.59M
$1.39M – $1.85M
NOI $111,176 @ 7.0% cap · market cap 26.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
483
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 mirrored units feature porches, a full basement, and flexible room configurations.
Where is this duplex located?
The property is located at 51-53 Ward Avenue Easthampton, MA.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: 2,608‑square‑foot duplex built in 1900; Mirrored unit layouts with eat‑in kitchens, walk‑in pantries, dining rooms, and living rooms; Each unit's second floor includes 3 rooms and a full bathroom
