Duplex with Classic
For Sale
$435,000
527 Main Street, Ashfield, MA 01330
Owner-occupier property with five bedrooms, two full baths, and a flexible residential layout.
Property Size2,416 SF
Price / SF$180.05
Days on Market198
Property Features for 527 Main Street
General Information
Standard status
Active
Size
2,416 SF
Total Parking Spaces
5
Property subtype
Multi-family / 2 Family - 2 Units Up/Down
Zoning
R
Net Operating Income
$48,000
Taxes and HOA fees
Annual Taxes
$5,034
Amenities
No
Wood
1
Yes
2.0
Storm Window(s)
Unfinished Basement
2
2.00
Frame
Shingle
Gentle Sloping
Garden, Garden Area, Deck
Lake/Pond, 1 to 2 Mile To Beach, Beach Ownership(Public)
Deck
Building Details
Year Built
1887
Listing Agency:
Naples Realty Group
(413) 650-1314
Listed By:
Richard Binns · License #134665
(413) 650-1314
Source:
Compass
Added: Feb 14
Changed: Aug 30
Last Checked: Aug 31 at 2:00AM
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 2,416-square-foot duplex, built in 1887, combines traditional character with practical residential space. The property includes five bedrooms, two full baths, wood flooring, classic woodwork, large windows, and a living room pellet stove. Recent interior painting adds a refreshed finish, while the unfinished basement provides supplemental storage. Exterior features include a deck, gently sloping grounds, and designated garden areas.
Located at 527 Main Street in Ashfield, the property is positioned near Ashfield Lake, with public beach access within 1 to 2 miles. Ashfield Community Golf Course, Berkshire East, and several State Forests provide nearby recreational options. Shelburne Falls is approximately 15 minutes away, while Northampton and Greenfield are approximately 30 minutes away. The property is zoned R.
Located at 527 Main Street in Ashfield, the property is positioned near Ashfield Lake, with public beach access within 1 to 2 miles. Ashfield Community Golf Course, Berkshire East, and several State Forests provide nearby recreational options. Shelburne Falls is approximately 15 minutes away, while Northampton and Greenfield are approximately 30 minutes away. The property is zoned R.
Key Highlights
- Duplex offering 2,416 square feet of residential space
- Five bedrooms and two full baths
- Built in 1887 with wood floors and classic woodwork
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
$35,480
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
8.16%
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%
$709,600
$709.6K
Cap Rate 7%
$506,857
$506.9K
Cap Rate 9%
$394,222
$394.2K
Market Conditions
NOI Build-Up for 2,416 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
$53.6K $22.20/SF
− Vacancy
−$2.9K −$1.22/SF
EGI
$50.7K $20.98/SF
− OpEx
−$15.2K −$6.29/SF
NOI
$35.5K $14.69/SF
Area
Franklin County, MA
Vacancy
5.50%
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%
$709,600
Cap Rate 7%
$506,857
Cap Rate 9%
$394,222
Alternative Uses
Best Use
Multifamily LT 5
$506.9K
$443.5K – $591.3K
NOI $35,480 @ 7.0% cap · market cap 8.16%
Second Best
Apartment 5plus
$458.3K
$401.0K – $534.7K
NOI $32,079 @ 7.0% cap · market cap 7.37%
Theoretical Best
Healthcare Medical
$1.00M
$876.6K – $1.17M
NOI $70,129 @ 7.0% cap · market cap 16.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
66
Businesses Nearby
Explore this area
Business Placement
Demographics for 01330, MA
1,500
Population
915
Households
1.6
Avg Household Size
55
Median Age
50%
College-Educated
97%
High-School Grad
34.5 sq mi
ZIP Area
43
Density / Sq Mi
$81,691
Median Household Income
$41,004
Median Earnings
$957
Median Rent
$368,400
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 - Owner-occupier property with five bedrooms, two full baths, and a flexible residential layout.
Where is this duplex located?
The property is located at 527 Main Street Ashfield, MA.
What is the asking price?
The asking price for this property is $435,000.
What are key features of this property?
This property features: Duplex offering 2,416 square feet of residential space; Five bedrooms and two full baths; Built in 1887 with wood floors and classic woodwork
