Two-Unit Duplex with Separate
New
For Sale
$449,999
52-54 Reed St, Springfield, MA 01109
Owner-occupant or investor property with two three-bedroom units, private basements, and off-street parking.
Property Size1,920 SF
Price / SF$234.37
Days on Market5
Property Features for 52-54 Reed St
General Information
Standard status
Active
Size
1,920 SF
Property subtype
Duplex
Additional Details
Multifamily Units
2
Amenities
off-street parking
laundry area
large backyard
Building Details
Building Size
1,920 SF
Year Built
2006
Listing Agency:
Berkshire Hathaway HomeServices Realty Professionals
(413) 568-2405
Listed By:
Ivan Karamian · License #9031974
(413) 374-7023
Source:
Iverty
Added: Sep 11
Changed: Sep 14
Last Checked: Sep 15 at 5:23AM
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 Berkshire Hathaway HomeServices Realty Professionals
Investment Insights
Based on property information with market context.
Built in 2006, this 1,920-square-foot duplex includes two three-bedroom units with separate utilities. Each residence offers a kitchen with dining space, a living room, a first-floor half bathroom, and three second-floor bedrooms with closets and a full bathroom. Individual basements provide laundry areas and additional storage.
The property includes gas heat, vinyl siding, vinyl windows, circuit breakers, and a concrete foundation. Unit 52 has a newly replaced heating furnace. A large backyard and off-street parking add to the property’s practical features. The duplex will be delivered with one unit vacant, providing flexibility for an owner occupant or investor.
The property includes gas heat, vinyl siding, vinyl windows, circuit breakers, and a concrete foundation. Unit 52 has a newly replaced heating furnace. A large backyard and off-street parking add to the property’s practical features. The duplex will be delivered with one unit vacant, providing flexibility for an owner occupant or investor.
Key Highlights
- Two‑unit duplex built in 2006
- Each unit offers 3 bedrooms and 1.5 bathrooms
- 1,920 square feet with individual basements
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
$28,420
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
6.32%
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%
$568,400
$568.4K
Cap Rate 7%
$406,000
$406.0K
Cap Rate 9%
$315,778
$315.8K
Market Conditions
NOI Build-Up for 1,920 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
$42.6K $22.20/SF
− Vacancy
−$2.0K −$1.05/SF
EGI
$40.6K $21.15/SF
− OpEx
−$12.2K −$6.34/SF
NOI
$28.4K $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%
$568,400
Cap Rate 7%
$406,000
Cap Rate 9%
$315,778
Alternative Uses
Best Use
Multifamily LT 5
$406.0K
$355.3K – $473.7K
NOI $28,420 @ 7.0% cap · market cap 6.32%
Second Best
Apartment 5plus
$361.2K
$316.0K – $421.4K
NOI $25,281 @ 7.0% cap · market cap 5.62%
Theoretical Best
Office A
$521.4K
$456.2K – $608.3K
NOI $36,495 @ 7.0% cap · market cap 8.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
692
Businesses Nearby
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Business Placement
Demographics for 01109, MA
30,968
Population
10,786
Households
2.9
Avg Household Size
30
Median Age
17%
College-Educated
77%
High-School Grad
5.4 sq mi
ZIP Area
5,735
Density / Sq Mi
$46,821
Median Household Income
$34,971
Median Earnings
$1,112
Median Rent
$203,100
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Owner-occupant or investor property with two three-bedroom units, private basements, and off-street parking.
Where is this duplex located?
The property is located at 52-54 Reed St Springfield, MA.
What is the asking price?
The asking price for this property is $449,999.
What are key features of this property?
This property features: Two‑unit duplex built in 2006; Each unit offers 3 bedrooms and 1.5 bathrooms; 1,920 square feet with individual basements
