Four-Unit Quadplex with Private
For Sale
$879,000
Pending
655 N Main St, East Longmeadow, MA 01028
Residential Income, East Longmeadow, MA
Property Size4,036 SF
Lot Size0.11 Acres
Days on Market52
Property Features for 655 N Main St
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R1
Bedrooms
12
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 1, Bedroom 9, Bathroom 2, Bedroom 10, Bedroom 6, Bedroom 12, Bathroom 3, Bedroom 5, Bathroom 4, Bedroom 2, Bedroom 7, Bedroom 4, Bedroom 11, Bathroom 1, Bedroom 3, Bedroom 8
Elementary school
Meadow Brook Ele
Middle school
Birchland Park Middle
High school
East Longmeadow High
Directions
White St to N. Main St. Or Use GPS
Standard status
Pending
APN
M:001A B:0035 L:0005,3656925
Size
4,036 SF
Lot size
0.11 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
4772
Amenities
private balcony
Building Details
Year built
1900
Floors in Building
4
Number of units
4
Listing Agency:
Keller Williams Realty
(413) 585-0022
Listed By:
Laura Stevens
(413) 565-5478
Added: Jun 30
Changed: Aug 19
Last Checked: Aug 20 at 3:06PM
MLS# 73543605
Copyright © 2026 MLS Property Information Network Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Well-maintained four-unit quadplex built in 1900, featuring four spacious units. Each unit offers three bedrooms, one full updated bathroom with a tub/shower, and a modern kitchen with custom cabinetry and a walk-in pantry, plus a private balcony. The property has been freshly painted and includes newer flooring across the units.
Recent exterior improvements include a new roof in 2025 and new siding in 2025, along with newer windows. The property is fully vacant at closing, with three units noted as ready to show.
Set on a 0.1148-acre lot with 4,036 square feet of property size, this R1-zoned multifamily opportunity is located in East Longmeadow near shopping, restaurants, parks, schools, and major routes.
Recent exterior improvements include a new roof in 2025 and new siding in 2025, along with newer windows. The property is fully vacant at closing, with three units noted as ready to show.
Set on a 0.1148-acre lot with 4,036 square feet of property size, this R1-zoned multifamily opportunity is located in East Longmeadow near shopping, restaurants, parks, schools, and major routes.
Key Highlights
- R1‑zoned four‑unit quadplex
- 0.1148‑acre lot with 4,036 SF property size
- Four 3‑bedroom units, each with a private balcony
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
$52,862
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
6.01%
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%
$1,057,240
$1.1M
Cap Rate 7%
$755,171
$755.2K
Cap Rate 9%
$587,356
$587.4K
Market Conditions
NOI Build-Up for 4,036 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
$79.9K $19.80/SF
− Vacancy
−$4.4K −$1.09/SF
EGI
$75.5K $18.71/SF
− OpEx
−$22.7K −$5.61/SF
NOI
$52.9K $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%
$1,057,240
Cap Rate 7%
$755,171
Cap Rate 9%
$587,356
Alternative Uses
Best Use
Multifamily LT 5
$755.2K
$660.8K – $881.0K
NOI $52,862 @ 7.0% cap · market cap 6.01%
Second Best
Apartment 5plus
$699.9K
$612.4K – $816.5K
NOI $48,990 @ 7.0% cap · market cap 5.57%
Theoretical Best
Office A
$2.49M
$2.18M – $2.90M
NOI $174,123 @ 7.0% cap · market cap 19.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
463
Businesses Nearby
Explore this area
Business Placement
Demographics for 01028, MA
16,417
Population
6,051
Households
2.7
Avg Household Size
46
Median Age
47%
College-Educated
94%
High-School Grad
12.9 sq mi
ZIP Area
1,273
Density / Sq Mi
$100,997
Median Household Income
$58,108
Median Earnings
$1,229
Median Rent
$344,100
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?
Quadplex - Four 3-bedroom units with private balconies in an R1-zoned quadplex, including recent roof, siding, and window updates.
Where is this quadplex located?
The property is located at 655 N Main St East Longmeadow, MA.
What is the asking price?
The asking price for this property is $879,000.
What are key features of this property?
This property features: R1‑zoned four‑unit quadplex; 0.1148‑acre lot with 4,036 SF property size; Four 3‑bedroom units, each with a private balcony
