Renovated Duplex with Modern
For Sale
$479,000
85-87 Highland Ave., Ludlow, MA 01056
Updated two-unit property with flexible layouts, upgraded systems, and contemporary kitchen finishes.
Property Size2,717 SF
Price / SF$176.30
Days on Market11
Property Features for 85-87 Highland Ave.
General Information
Standard status
Active
Size
2,717 SF
Property subtype
2 Family - 2 Units Up/Down
Additional Details
Multifamily Units
2
Building Details
Year Built
1900
Listing Agency:
Executive Real Estate, Inc.
(413) 896-1576
Listed By:
Kara Rice · License #452510977
(413) 896-1576
Source:
Lockandkeyre
Added: Aug 10
Changed: Aug 19
Last Checked: Aug 20 at 4:24AM
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 Executive Real Estate, Inc.
Investment Insights
Based on property information with market context.
Located at 85-87 Highland Ave. in Ludlow, this two-unit property offers 2,717 square feet across a building constructed in 1900. The upper residence occupies two levels, with an open living arrangement, 9-foot ceilings, recessed lighting, a quartz-topped kitchen island, stainless steel appliances, and a wine refrigerator. Its main living level also includes a primary suite with a walk-in closet and an updated bathroom.
The lower residence contains two bedrooms, a central-island kitchen, and a renovated bathroom. Property improvements include 2 new furnaces, 3 new electrical panels, and updated electrical and plumbing systems. The combination of refreshed interiors and extensive building-system work gives the duplex a practical configuration for residential income use or owner occupancy.
The lower residence contains two bedrooms, a central-island kitchen, and a renovated bathroom. Property improvements include 2 new furnaces, 3 new electrical panels, and updated electrical and plumbing systems. The combination of refreshed interiors and extensive building-system work gives the duplex a practical configuration for residential income use or owner occupancy.
Key Highlights
- 2,717 SF duplex at 85‑87 Highland Ave., Ludlow, MA 01056
- Upper unit spans 2 levels and includes a primary suite with walk‑in closet
- Upper residence features 9‑foot ceilings, recessed lighting, quartz island, stainless steel appliances, and wine fridge
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
$35,586
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
7.43%
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%
$711,720
$711.7K
Cap Rate 7%
$508,371
$508.4K
Cap Rate 9%
$395,400
$395.4K
Market Conditions
NOI Build-Up for 2,717 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
$53.8K $19.80/SF
− Vacancy
−$3.0K −$1.09/SF
EGI
$50.8K $18.71/SF
− OpEx
−$15.3K −$5.61/SF
NOI
$35.6K $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%
$711,720
Cap Rate 7%
$508,371
Cap Rate 9%
$395,400
Alternative Uses
Best Use
Multifamily LT 5
$508.4K
$444.8K – $593.1K
NOI $35,586 @ 7.0% cap · market cap 7.43%
Second Best
Apartment 5plus
$471.1K
$412.2K – $549.7K
NOI $32,979 @ 7.0% cap · market cap 6.88%
Theoretical Best
Office A
$1.67M
$1.47M – $1.95M
NOI $117,218 @ 7.0% cap · market cap 24.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
624
Businesses Nearby
Explore this area
Business Placement
Demographics for 01056, MA
21,002
Population
8,984
Households
2.3
Avg Household Size
46
Median Age
25%
College-Educated
89%
High-School Grad
27.2 sq mi
ZIP Area
772
Density / Sq Mi
$78,981
Median Household Income
$47,449
Median Earnings
$1,250
Median Rent
$303,900
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 - Updated two-unit property with flexible layouts, upgraded systems, and contemporary kitchen finishes.
Where is this duplex located?
The property is located at 85-87 Highland Ave. Ludlow, MA.
What is the asking price?
The asking price for this property is $479,000.
What are key features of this property?
This property features: 2,717 SF duplex at 85‑87 Highland Ave., Ludlow, MA 01056; Upper unit spans 2 levels and includes a primary suite with walk‑in closet; Upper residence features 9‑foot ceilings, recessed lighting, quartz island, stainless steel appliances, and wine fridge
