Duplex with Finished
New
For Sale
$439,900
538 Newton Street, South Hadley, MA 01075
Flexible two-unit layout with dedicated office space, abundant storage, and outdoor amenities.
Property Size2,475 SF
Price / SF$177.74
Days on Market3
Property Features for 538 Newton Street
General Information
Standard status
Active
Size
2,475 SF
Total Parking Spaces
10
Property subtype
Residential Income
Zoning
BA1
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$5,512
Amenities
storage shed
large backyard
fireplace
Building Details
Building Size
2,475 SF
Year Built
1959
Buildings
1
Stories
2
Listing Agency:
ERA M Connie Laplante Real Estate
Listed By:
Joni E Fleming · License #452503707
(413) 315-0570
Source:
Laerrealty
Added: Sep 9
Changed: Sep 10
Last Checked: Sep 10 at 5:31AM
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 well-maintained duplex offers 2,475 square feet across two residential units, a finished basement, and a practical collection of supplemental spaces. The first-floor unit includes three bedrooms, a dining area, a large living room, a kitchen, a full bath, and a primary-bedroom half bath. An adjoining office has a separate entrance and dedicated parking area. Upstairs, the second unit provides a kitchen, bedroom, flex space with built-ins, and extensive closet storage, including a cedar closet.
The finished basement adds a large family room with fireplace, a separate laundry room with utility sink, and additional storage. Exterior features include a two-car garage, storage shed, and large backyard. Built in 1959, the property is located near shopping, dining, major routes, and area amenities.
The finished basement adds a large family room with fireplace, a separate laundry room with utility sink, and additional storage. Exterior features include a two-car garage, storage shed, and large backyard. Built in 1959, the property is located near shopping, dining, major routes, and area amenities.
Key Highlights
- 2,475‑square‑foot duplex with two residential units
- First‑floor unit includes three bedrooms and an adjoining office with separate entrance
- Second‑floor unit offers a kitchen, bedroom, flex space, built‑ins, and cedar closet
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
$35,753
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
8.13%
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%
$715,060
$715.1K
Cap Rate 7%
$510,757
$510.8K
Cap Rate 9%
$397,256
$397.3K
Market Conditions
NOI Build-Up for 2,475 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
$53.5K $21.60/SF
− Vacancy
−$2.4K −$0.96/SF
EGI
$51.1K $20.64/SF
− OpEx
−$15.3K −$6.19/SF
NOI
$35.8K $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%
$715,060
Cap Rate 7%
$510,757
Cap Rate 9%
$397,256
Alternative Uses
Best Use
Multifamily LT 5
$510.8K
$446.9K – $595.9K
NOI $35,753 @ 7.0% cap · market cap 8.13%
Second Best
Apartment 5plus
$467.0K
$408.6K – $544.9K
NOI $32,691 @ 7.0% cap · market cap 7.43%
Theoretical Best
Office A
$1.51M
$1.32M – $1.76M
NOI $105,506 @ 7.0% cap · market cap 23.98%
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
193
Businesses Nearby
Explore this area
Business Placement
Demographics for 01075, MA
18,168
Population
7,597
Households
2.4
Avg Household Size
41
Median Age
50%
College-Educated
96%
High-School Grad
17.7 sq mi
ZIP Area
1,026
Density / Sq Mi
$93,646
Median Household Income
$46,960
Median Earnings
$1,264
Median Rent
$324,800
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 - Flexible two-unit layout with dedicated office space, abundant storage, and outdoor amenities.
Where is this duplex located?
The property is located at 538 Newton Street South Hadley, MA.
What is the asking price?
The asking price for this property is $439,900.
What are key features of this property?
This property features: 2,475‑square‑foot duplex with two residential units; First‑floor unit includes three bedrooms and an adjoining office with separate entrance; Second‑floor unit offers a kitchen, bedroom, flex space, built‑ins, and cedar closet
