Two-Unit Duplex with Private Outdoor
534-536 Turners Falls Rd Montague, MA 01351
For Sale
$449,000
Pending
Two-story duplex offering two units with private outdoor space and multiple levels of living area.
Property Size2,420 SF
Days on Market108
Property Features for 534-536 Turners Falls Rd
General Information
- Standard status
- Pending
- Size
- 2,420 SF
- Property subtype
- 2 Family - 2 Units Side by Side
Building Details
- Year Built
- 1986
Listing Agency:
Brick & Mortar
(413) 219-2347
Listed By:
Christina Postera
(413) 219-2347
Source:
Lockandkeyre
Added: Apr 7
Changed: Jul 21
Last Checked: Jul 22 at 5:17AM
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 Brick & Mortar
Investment Insights
Based on property information with market context.
This two-unit duplex includes two separate residences, each with three floors of living space. The owner’s unit has been tastefully remodeled and features three large bedrooms and two full baths across three levels. The layout includes maple cabinets and a dedicated eat-in dining area, with a slider to a deck for outdoor living. Additional standouts include mini-splits, a generator hook-up in place, and a Canadian Swim Spa on the property.
The property is located near the Montague Book Mill at 534–536 Turners Falls Rd in Montague, MA. The site includes over an acre, providing private outdoor space for each unit.
The rental unit is also arranged over three floors, mirroring the duplex’s multi-level design while maintaining dedicated outdoor space.
The property is located near the Montague Book Mill at 534–536 Turners Falls Rd in Montague, MA. The site includes over an acre, providing private outdoor space for each unit.
The rental unit is also arranged over three floors, mirroring the duplex’s multi-level design while maintaining dedicated outdoor space.
Key Highlights
- 2‑unit duplex built in 1986 with each unit having private outdoor space on over 1 acre
- Owner’s unit remodeled with 3 large bedrooms and 2 full baths across 3 floors
- Owner’s unit features maple cabinets and recycled paper/blue resin countertops, plus an eat‑in dining area
Financial Insights For Multifamily LT 5
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $53.7k | $22.20 |
| − Vacancy | −$3.0k | −$1.22 |
| EGI | $50.8k | $20.98 |
| − OpEx | −$15.2k | −$6.29 |
| NOI | $35.5k | $14.69 |
2,420 SF · lease $22.20/SF/yr · vacancy 5.50% · expense 30.00%
Alternative Uses
Best Use
Multifamily LT 5
$507.7K
$444.2K – $592.3K
NOI $35,538 @ 7.0% cap · market cap 7.91%
Second Best
Apartment 5plus
$459.0K
$401.7K – $535.5K
NOI $32,132 @ 7.0% cap · market cap 7.16%
Theoretical Best
Healthcare Medical
$1.00M
$878.1K – $1.17M
NOI $70,245 @ 7.0% cap · market cap 15.64%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Location Intelligence
Current Use by Public Records
Duplexes
FAQs
What type of property is this?
Duplex - Two-story duplex offering two units with private outdoor space and multiple levels of living area.
Where is this duplex located?
The property is located at 534-536 Turners Falls Rd Montague, MA.
What is the asking price?
The asking price for this property is $449,000.
What are key features of this property?
This property features: 2‑unit duplex built in 1986 with each unit having private outdoor space on over 1 acre; Owner’s unit remodeled with 3 large bedrooms and 2 full baths across 3 floors; Owner’s unit features maple cabinets and recycled paper/blue resin countertops, plus an eat‑in dining area
