Renovated Vacant Duplex on
New
For Sale
$475,000
814 College Hwy, Southwick, MA 01077
Two vacant units support owner occupancy, separate leasing, or extended-family use.
Property Size1,548 SF
Lot Size4.00 Acres
Days on Market2
Property Features for 814 College Hwy
General Information
Standard status
Active
Size
1,548 SF
Lot size
4.00 Acres
Property subtype
Investment
Site & Location
Road Access
Yes
Utilities to Site
Yes
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$4,514
Building Details
Building Size
1,548 SF
Year Built
1920
Buildings
1
Stories
2
Units
2
Tenancy
Multi
Listed By:
Nicholas Blais
(413) 210-8349
Source:
Elliman
Added: Sep 6
Last Checked: Sep 6 at 2:26PM
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 Nicholas Blais
Investment Insights
Based on property information with market context.
This two-family property was built in 1920 and has been extensively renovated throughout. Each unit includes a new kitchen and bathroom, new appliances, updated plumbing and electrical systems, a new water heater, and a new electrical panel. A new septic system serves the property, and both units are vacant at delivery.
The residence occupies approximately 4 acres near the Southwick/Westfield line at 814 College Hwy in Southwick, Massachusetts. The substantial land area complements the renovated duplex configuration and provides room for a range of ownership and occupancy arrangements, including living in one unit while leasing the other. The property is also described as being near the Southwick/Westfield line, with a car-dependent setting reflected by a Walk Score of 22 and a Somewhat Bikeable Bike Score of 19.
The residence occupies approximately 4 acres near the Southwick/Westfield line at 814 College Hwy in Southwick, Massachusetts. The substantial land area complements the renovated duplex configuration and provides room for a range of ownership and occupancy arrangements, including living in one unit while leasing the other. The property is also described as being near the Southwick/Westfield line, with a car-dependent setting reflected by a Walk Score of 22 and a Somewhat Bikeable Bike Score of 19.
Key Highlights
- Two‑family property with both units delivered vacant
- Approximately 4 acres of land
- New kitchens, bathrooms, and appliances in both units
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
$20,275
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
4.27%
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%
$405,500
$405.5K
Cap Rate 7%
$289,643
$289.6K
Cap Rate 9%
$225,278
$225.3K
Market Conditions
NOI Build-Up for 1,548 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
$30.7K $19.80/SF
− Vacancy
−$1.7K −$1.09/SF
EGI
$29.0K $18.71/SF
− OpEx
−$8.7K −$5.61/SF
NOI
$20.3K $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%
$405,500
Cap Rate 7%
$289,643
Cap Rate 9%
$225,278
Alternative Uses
Best Use
Multifamily LT 5
$289.6K
$253.4K – $337.9K
NOI $20,275 @ 7.0% cap · market cap 4.27%
Second Best
Apartment 5plus
$268.4K
$234.9K – $313.2K
NOI $18,790 @ 7.0% cap · market cap 3.96%
Theoretical Best
Office A
$954.1K
$834.8K – $1.11M
NOI $66,784 @ 7.0% cap · market cap 14.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
95
Businesses Nearby
Explore this area
Business Placement
Demographics for 01077, MA
9,237
Population
4,159
Households
2.2
Avg Household Size
48
Median Age
36%
College-Educated
96%
High-School Grad
30.9 sq mi
ZIP Area
299
Density / Sq Mi
$108,833
Median Household Income
$56,898
Median Earnings
$1,343
Median Rent
$375,700
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 vacant units support owner occupancy, separate leasing, or extended-family use.
Where is this duplex located?
The property is located at 814 College Hwy Southwick, MA.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: Two‑family property with both units delivered vacant; Approximately 4 acres of land; New kitchens, bathrooms, and appliances in both units
