Duplex with Private
New
For Sale
$339,900
83 Lamb St, South Hadley, MA 01075
Two-unit property with updated first-floor finishes, separate living areas, basement storage, and a private porch.
Property Size1,638 SF
Price / SF$207.51
Days on Market5
Property Features for 83 Lamb St
General Information
Standard status
Active
Size
1,638 SF
Property subtype
Multi Family
Additional Details
Highway Access
Yes
Multifamily Units
2
Amenities
wood burning fireplace
private porch
large garage
back shed
washer and dryer
Building Details
Building Size
1,638 SF
Year Built
1928
Buildings
1
Stories
2
Listing Agency:
Kathy M. Paul Real Estate
(413) 530-0665
Listed By:
Kathy Morin-Paul · License #452500911
(413) 530-0665
Source:
Iverty
Added: Aug 8
Changed: Aug 11
Last Checked: Aug 11 at 5:20AM
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 Kathy M. Paul Real Estate
Investment Insights
Based on property information with market context.
Built in 1928, this 1,638-square-foot duplex includes two residential units with distinct layouts. The first-floor apartment features an upgraded kitchen and bathroom, a main bedroom, tandem bedroom, office area, living room, and wood-burning fireplace. The second-floor unit offers a bedroom, large walk-in closet, separate living room, and private porch. A full basement provides storage and includes a washer and dryer. The property also has a large garage, a rear shed, and two additional parcels that expand the private yard area.
The home is near Rt 202 and Rt 116, with access to Rt 91 and Rt 391 within minutes. Its setting combines additional outdoor space and detached storage with proximity to local park and pub amenities identified in the property information.
The home is near Rt 202 and Rt 116, with access to Rt 91 and Rt 391 within minutes. Its setting combines additional outdoor space and detached storage with proximity to local park and pub amenities identified in the property information.
Key Highlights
- Duplex totaling 1,638 square feet, built in 1928
- Two additional parcels expand the private yard area
- First‑floor unit has an upgraded kitchen and bath
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
$23,662
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
6.96%
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%
$473,240
$473.2K
Cap Rate 7%
$338,029
$338.0K
Cap Rate 9%
$262,911
$262.9K
Market Conditions
NOI Build-Up for 1,638 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
$35.4K $21.60/SF
− Vacancy
−$1.6K −$0.96/SF
EGI
$33.8K $20.64/SF
− OpEx
−$10.1K −$6.19/SF
NOI
$23.7K $14.45/SF
Area
Hampshire County, MA
Vacancy
4.46%
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%
$473,240
Cap Rate 7%
$338,029
Cap Rate 9%
$262,911
Alternative Uses
Best Use
Multifamily LT 5
$338.0K
$295.8K – $394.4K
NOI $23,662 @ 7.0% cap · market cap 6.96%
Second Best
Apartment 5plus
$309.1K
$270.5K – $360.6K
NOI $21,636 @ 7.0% cap · market cap 6.37%
Theoretical Best
Office A
$997.5K
$872.8K – $1.16M
NOI $69,826 @ 7.0% cap · market cap 20.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
177
Businesses Nearby
Explore this area
Business Placement
Demographics for 01075, MA
18,168
Population
7,597
Households
2.4
Avg Household Size
41
Median Age
50%
College-Educated
96%
High-School Grad
17.7 sq mi
ZIP Area
1,026
Density / Sq Mi
$93,646
Median Household Income
$46,960
Median Earnings
$1,264
Median Rent
$324,800
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-unit property with updated first-floor finishes, separate living areas, basement storage, and a private porch.
Where is this duplex located?
The property is located at 83 Lamb St South Hadley, MA.
What is the asking price?
The asking price for this property is $339,900.
What are key features of this property?
This property features: Duplex totaling 1,638 square feet, built in 1928; Two additional parcels expand the private yard area; First‑floor unit has an upgraded kitchen and bath
