Duplex with Enclosed
For Sale
$529,000
86 Conz Street, Northampton, MA 01060
Separate utilities, off-street parking, and a vacant upper unit provide a practical two-family configuration.
Property Size2,176 SF
Price / SF$243.11
Days on Market153
Property Features for 86 Conz Street
General Information
Standard status
Active
Size
2,176 SF
Total Parking Spaces
4
Property subtype
Multi-family / 2 Family
Zoning
NB
Net Operating Income
$16,500
Units
Unit Mix
2 x 3BR/1BA
Multifamily Units
2
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$6,034
Amenities
No
Vinyl
Range, Refrigerator
2.0
Full, Interior Access
Pantry, Bathroom With Tub & Shower, Living Room, Dining Room, Kitchen, Mudroom
2
2.00
Level
Porch, Porch - Enclosed
Porch, Enclosed
Building Details
Year Built
1910
Listing Agency:
Lock and Key Realty Inc.
(413) 282-8080
Listed By:
Melissa Fitzgerald · License #9553882
(413) 282-8080
Source:
Compass
Added: Apr 1
Changed: Aug 30
Last Checked: Aug 30 at 1:33PM
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 Lock and Key Realty Inc.
Investment Insights
Based on property information with market context.
This two-family property contains 2,176 square feet with separate utilities and two residential units. The first floor offers three bedrooms, an eat-in kitchen, dining room, pantry, living room, full bathroom, and flexible interior arrangement. The upper unit is vacant and includes three bedrooms, a living room, kitchen with dining area, and full bathroom. Updated electrical panels and gas heating serve the building, which was constructed in 1910.
A paved driveway provides off-street parking. Covered enclosed porches and rear decks add outdoor space, while the level site contributes to the property's straightforward layout. The property is located at 86 Conz Street in Northampton, near downtown amenities, eateries, a bike path, Elms College, and I-91. Zoning is NB.
A paved driveway provides off-street parking. Covered enclosed porches and rear decks add outdoor space, while the level site contributes to the property's straightforward layout. The property is located at 86 Conz Street in Northampton, near downtown amenities, eateries, a bike path, Elms College, and I-91. Zoning is NB.
Key Highlights
- 2,176 SF duplex with two residential units
- Vacant second‑floor unit with three bedrooms
- First‑floor unit includes three bedrooms and an eat‑in kitchen
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
$31,434
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
5.94%
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%
$628,680
$628.7K
Cap Rate 7%
$449,057
$449.1K
Cap Rate 9%
$349,267
$349.3K
Market Conditions
NOI Build-Up for 2,176 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
$47.0K $21.60/SF
− Vacancy
−$2.1K −$0.96/SF
EGI
$44.9K $20.64/SF
− OpEx
−$13.5K −$6.19/SF
NOI
$31.4K $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%
$628,680
Cap Rate 7%
$449,057
Cap Rate 9%
$349,267
Alternative Uses
Best Use
Multifamily LT 5
$449.1K
$392.9K – $523.9K
NOI $31,434 @ 7.0% cap · market cap 5.94%
Second Best
Apartment 5plus
$410.6K
$359.3K – $479.0K
NOI $28,742 @ 7.0% cap · market cap 5.43%
Theoretical Best
Office A
$1.33M
$1.16M – $1.55M
NOI $92,760 @ 7.0% cap · market cap 17.53%
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
2,265
Businesses Nearby
Explore this area
Business Placement
Demographics for 01060, MA
14,461
Population
7,875
Households
1.8
Avg Household Size
42
Median Age
69%
College-Educated
95%
High-School Grad
10.9 sq mi
ZIP Area
1,327
Density / Sq Mi
$75,077
Median Household Income
$49,151
Median Earnings
$1,460
Median Rent
$427,100
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 - Separate utilities, off-street parking, and a vacant upper unit provide a practical two-family configuration.
Where is this duplex located?
The property is located at 86 Conz Street Northampton, MA.
What is the asking price?
The asking price for this property is $529,000.
What are key features of this property?
This property features: 2,176 SF duplex with two residential units; Vacant second‑floor unit with three bedrooms; First‑floor unit includes three bedrooms and an eat‑in kitchen
