Updated Duplex on Double
New
For Sale
$750,000
724-726 Main Street, Agawam, MA 01001
Two residences combine period character, modern improvements, and flexible owner-occupancy or rental arrangements.
Property Size4,373 SF
Price / SF$171.51
Days on Market5
Property Features for 724-726 Main Street
General Information
Standard status
Active
Size
4,373 SF
Property subtype
Multi-family
Additional Details
Multifamily Units
2
Amenities
fireplace
conservatory
stainless steel appliances
walk-in pantry
center island
laundry area
custom tiled shower
mature fruit-bearing trees
Building Details
Year Built
1795
Listing Agency:
Cuoco & Co. Real Estate
Listed By:
Team Cuoco
(781) 933-7200
Source:
Jmulkerinrealty
Added: Aug 18
Changed: Aug 22
Last Checked: Aug 22 at 3:23AM
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 Cuoco & Co. Real Estate
Investment Insights
Based on property information with market context.
This duplex property includes the primary residence at 726 Main Street and a separate rental dwelling at 724 Main Street. Built in 1795, the main home retains wide-plank pine floors, a winding staircase, fireplace-centered living room, flexible first-floor room, four additional bedrooms, remodeled kitchen and baths, laundry area, conservatory, and finished third-floor space. The second residence contains approximately 1,200 square feet with three bedrooms, one full bathroom, one half bathroom, laundry hookups, and private living areas.
The property occupies a double lot near local amenities and includes a backyard with mature fruit-bearing trees. Documented improvements include replacement windows, a 2010 conservatory addition, gas heat conversion in 2012, a 2021 main-house roof, a 2025 roof on the second residence, a 2025 basement concrete kneewall, and 2025 chimney repointing. Two circuit breaker boards are also included among the stated upgrades.
The property occupies a double lot near local amenities and includes a backyard with mature fruit-bearing trees. Documented improvements include replacement windows, a 2010 conservatory addition, gas heat conversion in 2012, a 2021 main-house roof, a 2025 roof on the second residence, a 2025 basement concrete kneewall, and 2025 chimney repointing. Two circuit breaker boards are also included among the stated upgrades.
Key Highlights
- Double‑lot duplex with residences at 724 Main Street and 726 Main Street
- Main residence built in 1795 with approximately 4,373 square feet of property size
- Separate rental residence offers approximately 1,200 square feet, 3 bedrooms, and 1 full and 1 half bathrooms
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
$57,276
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
7.64%
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%
$1,145,520
$1.1M
Cap Rate 7%
$818,229
$818.2K
Cap Rate 9%
$636,400
$636.4K
Market Conditions
NOI Build-Up for 4,373 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
$86.6K $19.80/SF
− Vacancy
−$4.8K −$1.09/SF
EGI
$81.8K $18.71/SF
− OpEx
−$24.5K −$5.61/SF
NOI
$57.3K $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%
$1,145,520
Cap Rate 7%
$818,229
Cap Rate 9%
$636,400
Alternative Uses
Best Use
Multifamily LT 5
$818.2K
$716.0K – $954.6K
NOI $57,276 @ 7.0% cap · market cap 7.64%
Second Best
Apartment 5plus
$758.3K
$663.5K – $884.7K
NOI $53,080 @ 7.0% cap · market cap 7.08%
Theoretical Best
Office A
$2.70M
$2.36M – $3.14M
NOI $188,662 @ 7.0% cap · market cap 25.15%
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
126
Businesses Nearby
Explore this area
Business Placement
Demographics for 01001, MA
16,984
Population
7,033
Households
2.4
Avg Household Size
46
Median Age
36%
College-Educated
92%
High-School Grad
11.3 sq mi
ZIP Area
1,503
Density / Sq Mi
$71,924
Median Household Income
$54,266
Median Earnings
$1,305
Median Rent
$270,300
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?
Duplex - Two residences combine period character, modern improvements, and flexible owner-occupancy or rental arrangements.
Where is this duplex located?
The property is located at 724-726 Main Street Agawam, MA.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: Double‑lot duplex with residences at 724 Main Street and 726 Main Street; Main residence built in 1795 with approximately 4,373 square feet of property size; Separate rental residence offers approximately 1,200 square feet, 3 bedrooms, and 1 full and 1 half bathrooms
