Duplex with Heated
65 Lake George Rd, Wales, MA 01081
For Sale
$399,900
Pending
Two separate units include a remodeled side and a second side ready for updating.
Property Size2,596 SF
Days on Market52
Property Features for 65 Lake George Rd
General Information
Standard status
Size
Total Parking Spaces
Property subtype
Property Condition
Severity
Evidence
Additional Details
Multifamily Units
Taxes and HOA fees
Annual Taxes
Building Details
Buildings
Listing Agency:
Berkshire Hathaway HomeServices Realty Professionals
(413) 596-6711
Listed By:
Kathleen Grudgen
(413) 433-0764
Source:
Exprealty
Added: Sep 24
Changed: Nov 8
Last Checked: Nov 12 at 9:52AM
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 Berkshire Hathaway HomeServices Realty Professionals
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Investment Insights
Based on property information with market context.
This 2,596-square-foot duplex contains 10 rooms, five bedrooms, two full bathrooms, and two half bathrooms. The right-hand unit has been remodeled and includes a first-floor bedroom and a bonus family room with a pellet stove. Both units are fully applianced; the left-hand unit needs updating. A heated two-car garage adds vehicle and storage space.
The property occupies over 2 acres in Wales, near Lake George. A passing Title V is in hand.
The property occupies over 2 acres in Wales, near Lake George. A passing Title V is in hand.
Key Highlights
- 2,596 square feet across a 10‑room, 5‑bedroom duplex
- Over 2 acres in Wales, near Lake George
- Right unit remodeled with a first‑floor bedroom and bonus family room featuring a pellet stove
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$34,002
Cap Rate
8.50%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$680,040
$680.0K
Cap Rate 7%
$485,743
$485.7K
Cap Rate 9%
$377,800
$377.8K
Market Conditions
NOI Build-Up for 2,596 SF
Gross rent
$51.4K $19.80/SF
− Vacancy
−$2.8K −$1.09/SF
EGI
$48.6K $18.71/SF
− OpEx
−$14.6K −$5.61/SF
NOI
$34.0K $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 Rate 5%
$680,040
Cap Rate 7%
$485,743
Cap Rate 9%
$377,800
Alternative Uses
Best Use
Multifamily LT 5
$485.7K
$425.0K – $566.7K
NOI $34,002 @ 7.0% cap · market cap 8.50%
Second Best
Apartment 5plus
$450.2K
$393.9K – $525.2K
NOI $31,511 @ 7.0% cap · market cap 7.88%
Theoretical Best
Office A
$1.60M
$1.40M – $1.87M
NOI $111,998 @ 7.0% cap · market cap 28.01%
Zoning and permitted uses should be independently verified with authorities.
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Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
12
Businesses Nearby
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Business Placement
Demographics for 01081, MA
1,684
Population
831
Households
2
Avg Household Size
45
Median Age
27%
College-Educated
91%
High-School Grad
14.5 sq mi
ZIP Area
116
Density / Sq Mi
$87,337
Median Household Income
$54,637
Median Earnings
$1,263
Median Rent
$275,400
Median Home Value
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Market
Average Price Trend$/SF for Duplexes in Hampden County, MA
Properties on Market for Duplexes in Hampden County
Vacancy Rate% for Multifamily in Northeast region
Frequently Asked Questions
What type of property is this?
Duplex - Two separate units include a remodeled side and a second side ready for updating.
Where is this duplex located?
The property is located at 65 Lake George Rd Wales, MA.
What is the asking price?
The asking price for this property is $399,900.
What are key features of this property?
This property features: 2,596 square feet across a 10‑room, 5‑bedroom duplex; Over 2 acres in Wales, near Lake George; Right unit remodeled with a first‑floor bedroom and bonus family room featuring a pellet stove
