Four-Family Residential Income
For Sale
$599,900
64-66 Front Street, Chicopee, MA 01013
Four-unit multifamily on a corner lot with off-street parking and one remodeled vacant unit.
Property Size4,080 SF
Price / SF$147.03
Days on Market55
Property Features for 64-66 Front Street
General Information
Standard status
Active
Size
4,080 SF
Property subtype
Multi-family
Occupancy
75%
Additional Details
Highway Access
Yes
Multifamily Units
4
Building Details
Year Built
1856
Tenancy
Multi
Listing Agency:
Coldwell Banker Realty - Western MA
Listed By:
The Generation Group
(617) 731-4644
Source:
Hammondre
Added: Jul 17
Changed: Sep 8
Last Checked: Sep 8 at 7:44AM
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 Coldwell Banker Realty - Western MA
Investment Insights
Based on property information with market context.
This well-maintained four-family residential income property includes four units on a spacious corner lot. One unit is completely remodeled and currently vacant, offering a move-in-ready option, while the remaining three units are occupied. The property also features a lifetime roof.
Additional practical amenities include off-street parking for 10+ vehicles. The address is 64-66 Front Street in Chicopee, MA, with the property described as being conveniently located near major highways and nearby shopping and dining.
As currently presented, ownership flexibility is supported by having one vacant remodeled unit alongside three occupied units.
Additional practical amenities include off-street parking for 10+ vehicles. The address is 64-66 Front Street in Chicopee, MA, with the property described as being conveniently located near major highways and nearby shopping and dining.
As currently presented, ownership flexibility is supported by having one vacant remodeled unit alongside three occupied units.
Key Highlights
- Four‑family multifamily on a corner lot in Chicopee Center
- Year built 1856
- Includes 4 units total: 3 occupied units plus 1 completely remodeled vacant unit move‑in ready
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
$53,439
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
8.91%
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%
$1,068,780
$1.1M
Cap Rate 7%
$763,414
$763.4K
Cap Rate 9%
$593,767
$593.8K
Market Conditions
NOI Build-Up for 4,080 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
$80.8K $19.80/SF
− Vacancy
−$4.4K −$1.09/SF
EGI
$76.3K $18.71/SF
− OpEx
−$22.9K −$5.61/SF
NOI
$53.4K $13.10/SF
Area
Hampden County, MA
Vacancy
5.50%
Lease Rate
$19.80 /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%
$1,068,780
Cap Rate 7%
$763,414
Cap Rate 9%
$593,767
Alternative Uses
Best Use
Multifamily LT 5
$763.4K
$668.0K – $890.7K
NOI $53,439 @ 7.0% cap · market cap 8.91%
Second Best
Apartment 5plus
$707.5K
$619.1K – $825.4K
NOI $49,524 @ 7.0% cap · market cap 8.26%
Theoretical Best
Office A
$2.51M
$2.20M – $2.93M
NOI $176,021 @ 7.0% cap · market cap 29.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Residential units
75%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
767
Businesses Nearby
Explore this area
Business Placement
Demographics for 01013, MA
23,656
Population
10,309
Households
2.3
Avg Household Size
38
Median Age
23%
College-Educated
87%
High-School Grad
5.7 sq mi
ZIP Area
4,150
Density / Sq Mi
$64,039
Median Household Income
$45,268
Median Earnings
$1,005
Median Rent
$249,300
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?
Quadplex - Four-unit multifamily on a corner lot with off-street parking and one remodeled vacant unit.
Where is this quadplex located?
The property is located at 64-66 Front Street Chicopee, MA.
What is the asking price?
The asking price for this property is $599,900.
What are key features of this property?
This property features: Four‑family multifamily on a corner lot in Chicopee Center; Year built 1856; Includes 4 units total: 3 occupied units plus 1 completely remodeled vacant unit move‑in ready
