Remodeled Quadplex with
For Sale
$520,000
73 Christian Hill Rd Great, Great Barrington, MA 01230
Four-unit property with three occupied units and recent building-system updates.
Property Size2,499 SF
Days on Market209
Property Features for 73 Christian Hill Rd Great
General Information
Standard status
Active
Size
2,499 SF
Property subtype
Multi-Family
Occupancy
75%
Additional Details
Multifamily Units
4
Amenities
Oil
Boiler
Hot Water
Refrigerator
Water Front, Asphalt
Building Details
Building Size
2,499 SF
Year Built
1900
Listing Agency:
COHEN & WHITE ASSOCIATES
(413) 854-5324
Listed By:
Cristian Sanchez · License #009533158
Source:
Kw
Added: Feb 4
Changed: Aug 31
Last Checked: Sep 1 at 12:25AM
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 COHEN & WHITE ASSOCIATES
Investment Insights
Based on property information with market context.
This four-unit residential property has undergone extensive updates, including new flooring throughout, renovated bathrooms, fresh interior paint, and a remodeled kitchen. A new stove and refrigerator are included, while oil boiler heat, hot water, and new heating circulator pumps serve the units. Plumbing improvements have also been completed throughout the building.
Three units are currently rented, with tenants reported as current, and the fourth unit is available. The property also features a new roof with warranty coverage, foundation reinforcement work, asphalt exterior surfaces, and waterfront frontage. Built in 1900, the building combines a historic construction date with a broad set of recent improvements.
Three units are currently rented, with tenants reported as current, and the fourth unit is available. The property also features a new roof with warranty coverage, foundation reinforcement work, asphalt exterior surfaces, and waterfront frontage. Built in 1900, the building combines a historic construction date with a broad set of recent improvements.
Key Highlights
- Four‑unit property with 3 rented units and 1 available unit
- New roof with warranty and completed foundation reinforcement
- New flooring throughout, renovated bathrooms, and repainted interiors
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
$37,282
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
7.17%
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%
$745,640
$745.6K
Cap Rate 7%
$532,600
$532.6K
Cap Rate 9%
$414,244
$414.2K
Market Conditions
NOI Build-Up for 2,499 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
$54.0K $21.60/SF
− Vacancy
−$718 −$0.29/SF
EGI
$53.3K $21.31/SF
− OpEx
−$16.0K −$6.39/SF
NOI
$37.3K $14.92/SF
Area
Berkshire County, MA
Vacancy
1.33%
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%
$745,640
Cap Rate 7%
$532,600
Cap Rate 9%
$414,244
Alternative Uses
Best Use
Multifamily LT 5
$532.6K
$466.0K – $621.4K
NOI $37,282 @ 7.0% cap · market cap 7.17%
Second Best
Apartment 5plus
$487.9K
$426.9K – $569.2K
NOI $34,151 @ 7.0% cap · market cap 6.57%
Theoretical Best
Office A
$731.7K
$640.3K – $853.7K
NOI $51,220 @ 7.0% cap · market cap 9.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Residential units
75%
Occupancy
Location Intelligence
Trade Area within ½ mile
157
Businesses Nearby
Explore this area
Business Placement
Demographics for 01230, MA
8,907
Population
5,025
Households
1.8
Avg Household Size
52
Median Age
49%
College-Educated
95%
High-School Grad
97.0 sq mi
ZIP Area
92
Density / Sq Mi
$82,871
Median Household Income
$40,397
Median Earnings
$1,286
Median Rent
$479,200
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 property with three occupied units and recent building-system updates.
Where is this quadplex located?
The property is located at 73 Christian Hill Rd Great Great Barrington, MA.
What is the asking price?
The asking price for this property is $520,000.
What are key features of this property?
This property features: Four‑unit property with 3 rented units and 1 available unit; New roof with warranty and completed foundation reinforcement; New flooring throughout, renovated bathrooms, and repainted interiors
