Duplex with Owned Solar
For Sale
$679,000
579 Pulpit Hill Road, Amherst, MA 01002
Two-unit property with separate utilities, laundry rooms, basement storage, and a two-car garage.
Property Size1,944 SF
Lot Size0.69 Acres
Price / SF$349.28
Days on Market46
Property Features for 579 Pulpit Hill Road
General Information
Standard status
Active
Size
1,944 SF
Total Parking Spaces
2
Lot size
0.69 Acres
Property subtype
Multi-family
Units
Unit Mix
2 x 3BR/1BA
Multifamily Units
2
Additional Details
Utilities to Site
Yes
Amenities
solar system
Building Details
Year Built
1983
Listing Agency:
Delap Real Estate LLC
(413) 923-7622
Listed By:
Tess Coburn-Salem
(413) 923-7622
Source:
Delaprealestate
Added: Jul 16
Changed: Aug 29
Last Checked: Aug 29 at 1:03PM
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 Delap Real Estate LLC
Investment Insights
Based on property information with market context.
Built in 1983, this duplex contains two three-bedroom, one-bath residences totaling 1,944 square feet. Each unit has separate utilities, and the property includes two laundry rooms, a full basement, and a two-car garage. An owned solar system is also in place to help offset utility costs.
The property sits on 0.69 acres near Puffer's Pond and is approximately 3 miles from UMass and downtown Amherst. Nearby surroundings include swimming and hiking at Puffer's Pond, along with restaurants, shops, Amherst College, and UMass in the broader Amherst area.
The two-unit layout supports separate residential occupancy, with six bedrooms and two bathrooms across the building. The combination of dedicated utilities, on-site laundry, garage space, basement storage, and solar equipment provides a practical configuration for a residential income property.
The property sits on 0.69 acres near Puffer's Pond and is approximately 3 miles from UMass and downtown Amherst. Nearby surroundings include swimming and hiking at Puffer's Pond, along with restaurants, shops, Amherst College, and UMass in the broader Amherst area.
The two-unit layout supports separate residential occupancy, with six bedrooms and two bathrooms across the building. The combination of dedicated utilities, on-site laundry, garage space, basement storage, and solar equipment provides a practical configuration for a residential income property.
Key Highlights
- Two 3‑bed, 1‑bath units with 6 bedrooms total
- 1,944 square feet on 0.69 acres
- Separate utilities and 2 laundry rooms
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
$28,082
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
4.14%
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%
$561,640
$561.6K
Cap Rate 7%
$401,171
$401.2K
Cap Rate 9%
$312,022
$312.0K
Market Conditions
NOI Build-Up for 1,944 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
$42.0K $21.60/SF
− Vacancy
−$1.9K −$0.96/SF
EGI
$40.1K $20.64/SF
− OpEx
−$12.0K −$6.19/SF
NOI
$28.1K $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%
$561,640
Cap Rate 7%
$401,171
Cap Rate 9%
$312,022
Alternative Uses
Best Use
Multifamily LT 5
$401.2K
$351.0K – $468.0K
NOI $28,082 @ 7.0% cap · market cap 4.14%
Second Best
Apartment 5plus
$366.8K
$321.0K – $428.0K
NOI $25,677 @ 7.0% cap · market cap 3.78%
Theoretical Best
Office A
$1.18M
$1.04M – $1.38M
NOI $82,870 @ 7.0% cap · market cap 12.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
57
Businesses Nearby
Explore this area
Business Placement
Demographics for 01002, MA
27,558
Population
11,089
Households
2.5
Avg Household Size
30
Median Age
74%
College-Educated
97%
High-School Grad
53.3 sq mi
ZIP Area
517
Density / Sq Mi
$69,411
Median Household Income
$22,570
Median Earnings
$1,561
Median Rent
$449,000
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-unit property with separate utilities, laundry rooms, basement storage, and a two-car garage.
Where is this duplex located?
The property is located at 579 Pulpit Hill Road Amherst, MA.
What is the asking price?
The asking price for this property is $679,000.
What are key features of this property?
This property features: Two 3‑bed, 1‑bath units with 6 bedrooms total; 1,944 square feet on 0.69 acres; Separate utilities and 2 laundry rooms
