Single-Level Duplex with Solar
For Sale
$589,000
54 S.Park Terrace, Northampton, MA 01060
Two residential units offer flexible occupancy, wood flooring, and an owned solar array serving the main residence.
Property Size2,048 SF
Price / SF$287.60
Days on Market82
Property Features for 54 S.Park Terrace
General Information
Standard status
Active
Size
2,048 SF
Property subtype
2 Family - 2 Units Side by Side
Property Condition
Severity
Repairs Needed
Evidence
Home could use some updates
Units
Unit Mix
1 x 3BR/2BA, 1 x 1BR/1BA
Multifamily Units
2
Amenities
wood floors
gas stove
owned solar panels
Building Details
Year Built
1951
Listing Agency:
Brick & Mortar Northampton
(413) 455-4788
Listed By:
Lisa Darragh
(413) 455-4788
Source:
Lockandkeyre
Added: Jun 10
Changed: Aug 29
Last Checked: Aug 29 at 8:23PM
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 Northampton
Investment Insights
Based on property information with market context.
Built in 1951, this 2,048-square-foot duplex combines a three-bedroom, two-bath main residence with a separate one-bedroom, one-bath unit on a single level. Wood flooring runs through the primary home, while the smaller unit adds a gas stove and wood floors. Owned solar panels are installed on the main house. The property would benefit from updating, with the existing layout allowing improvements to be completed while occupied.
Set at the edge of town, the home borders Pynchon Meadows Acadia Wildlife Sanctuary and the Mill River. The two-unit configuration supports multigenerational living or occupancy of one unit while the other is rented, subject to applicable requirements.
Set at the edge of town, the home borders Pynchon Meadows Acadia Wildlife Sanctuary and the Mill River. The two-unit configuration supports multigenerational living or occupancy of one unit while the other is rented, subject to applicable requirements.
Key Highlights
- 2,048 SF duplex built in 1951
- Single‑level layout with 2 residential units
- Main unit includes 3 bedrooms and 2 baths
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
$29,585
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
5.02%
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%
$591,700
$591.7K
Cap Rate 7%
$422,643
$422.6K
Cap Rate 9%
$328,722
$328.7K
Market Conditions
NOI Build-Up for 2,048 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
$44.2K $21.60/SF
− Vacancy
−$2.0K −$0.96/SF
EGI
$42.3K $20.64/SF
− OpEx
−$12.7K −$6.19/SF
NOI
$29.6K $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%
$591,700
Cap Rate 7%
$422,643
Cap Rate 9%
$328,722
Alternative Uses
Best Use
Multifamily LT 5
$422.6K
$369.8K – $493.1K
NOI $29,585 @ 7.0% cap · market cap 5.02%
Second Best
Apartment 5plus
$386.4K
$338.1K – $450.9K
NOI $27,051 @ 7.0% cap · market cap 4.59%
Theoretical Best
Office A
$1.25M
$1.09M – $1.46M
NOI $87,304 @ 7.0% cap · market cap 14.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
643
Businesses Nearby
Explore this area
Business Placement
Demographics for 01060, MA
14,461
Population
7,875
Households
1.8
Avg Household Size
42
Median Age
69%
College-Educated
95%
High-School Grad
10.9 sq mi
ZIP Area
1,327
Density / Sq Mi
$75,077
Median Household Income
$49,151
Median Earnings
$1,460
Median Rent
$427,100
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 residential units offer flexible occupancy, wood flooring, and an owned solar array serving the main residence.
Where is this duplex located?
The property is located at 54 S.Park Terrace Northampton, MA.
What is the asking price?
The asking price for this property is $589,000.
What are key features of this property?
This property features: 2,048 SF duplex built in 1951; Single‑level layout with 2 residential units; Main unit includes 3 bedrooms and 2 baths
