Mixed-Use Property with Commercial
For Sale
$4,175,000
76 Maple St, Northampton, MA 01062
Combination of residential units and street-facing commercial suites with recent building-system improvements.
Property Size29,444 SF
Price / SF$141.79
Days on Market235
Property Features for 76 Maple St
General Information
Standard status
Active
Size
29,444 SF
Total Parking Spaces
15
Property subtype
Multi-Family
Zoning
GB
Net Operating Income
$126,900
Additional Details
Multifamily Units
10
Taxes and HOA fees
Annual Taxes
$30,816
Building Details
Building Size
29,444 SF
Year Built
1984
Stories
5
Listing Agency:
REMAX Andrew Realty Services
(978) 578-5013
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: Jan 7
Changed: Aug 30
Last Checked: Aug 30 at 1:37PM
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 REMAX Andrew Realty Services
Investment Insights
Based on property information with market context.
This mixed-use property combines 10 residential units with 10 commercial spaces at street level, along with a vacant single-family home. The building contains 29,444 square feet and was constructed in 1984, providing a substantial platform for continued mixed-use operations.
Recent capital work includes roof replacement completed in 2022, a fire alarm system upgrade in 2022, and electrical service improvements carried out from 2023 through 2025. Several of the commercial spaces feature custom high-end interior buildouts. The property is zoned GB, supporting its established combination of residential and commercial components.
Recent capital work includes roof replacement completed in 2022, a fire alarm system upgrade in 2022, and electrical service improvements carried out from 2023 through 2025. Several of the commercial spaces feature custom high-end interior buildouts. The property is zoned GB, supporting its established combination of residential and commercial components.
Key Highlights
- 10 residential units plus 10 street‑level commercial spaces
- 29,444‑square‑foot mixed‑use property built in 1984
- Additional vacant single‑family home included
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
$282,221
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
6.76%
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%
$5,644,420
$5.6M
Cap Rate 7%
$4,031,729
$4.0M
Cap Rate 9%
$3,135,789
$3.1M
Market Conditions
NOI Build-Up for 29,444 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
$501.7K $17.04/SF
− Vacancy
−$50.2K −$1.70/SF
EGI
$451.6K $15.34/SF
− OpEx
−$169.3K −$5.75/SF
NOI
$282.2K $9.59/SF
Area
Hampshire County, MA
Vacancy
10.00%
Lease Rate
$17.04 /SF/Yr
Expense Ratio
37.50%
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%
$5,644,420
Cap Rate 7%
$4,031,729
Cap Rate 9%
$3,135,789
Alternative Uses
Best Use
Retail
$8.64M
$7.56M – $10.08M
NOI $604,721 @ 7.0% cap · market cap 14.48%
Second Best
Apartment 5plus
$5.56M
$4.86M – $6.48M
NOI $388,913 @ 7.0% cap · market cap 9.32%
Theoretical Best
Office A
$17.93M
$15.69M – $20.92M
NOI $1,255,162 @ 7.0% cap · market cap 30.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
10
Residential units
Location Intelligence
Trade Area within ½ mile
704
Businesses Nearby
Explore this area
Business Placement
Demographics for 01062, MA
10,910
Population
4,481
Households
2.4
Avg Household Size
49
Median Age
52%
College-Educated
94%
High-School Grad
17.5 sq mi
ZIP Area
623
Density / Sq Mi
$87,800
Median Household Income
$49,979
Median Earnings
$1,016
Median Rent
$389,000
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?
Mixed-use property - Combination of residential units and street-facing commercial suites with recent building-system improvements.
Where is this mixed-use property located?
The property is located at 76 Maple St Northampton, MA.
What is the asking price?
The asking price for this property is $4,175,000.
What are key features of this property?
This property features: 10 residential units plus 10 street‑level commercial spaces; 29,444‑square‑foot mixed‑use property built in 1984; Additional vacant single‑family home included
