Two-Unit Duplex with
New
For Sale
$529,900
9-11 James St, Holyoke, MA 01040
Each residence offers three bedrooms, one-and-a-half baths, central air conditioning, and an open kitchen and living arrangement.
Property Size2,418 SF
Price / SF$219.15
Days on Market6
Property Features for 9-11 James St
General Information
Standard status
Active
Size
2,418 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 3BR/1.5BA
Multifamily Units
2
Amenities
Propane Forced Air Heating System with Central A/C
vinyl waterproof flooring
open concept living/dining/kitchen
shaker cabinets and granite countertops
separate basements with laundry hookups
new flooring in left unit
repainted kitchen cabinets in left unit
updated paint in left unit
Building Details
Year Built
2019
Buildings
1
Listing Agency:
Todd Mello, Lion Gate Real Estate, Inc
(781) 961-6667
Listed By:
Moor Realty Group · License #CN230303
(781) 961-6667
Source:
Moorrealty
Added: Aug 25
Changed: Aug 28
Last Checked: Aug 29 at 8:53AM
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 Todd Mello, Lion Gate Real Estate, Inc
Investment Insights
Based on property information with market context.
This two-unit duplex contains 2,418 square feet, with each residence configured as a three-bedroom, one-and-a-half-bath home. Interior features include open-concept living, dining, and kitchen areas, vinyl waterproof flooring, shaker-style cabinetry, and granite countertops. Propane forced-air heating and central A/C serve both units. Separate basements provide individual laundry hookups and additional functional space.
Both residences are expected to be vacant at closing, giving the next owner immediate control of occupancy. The left unit has received updated flooring, refreshed kitchen cabinetry, and new paint in the bedroom walls and ceilings. The property occupies a corner lot on James St in Holyoke’s Springdale neighborhood.
Both residences are expected to be vacant at closing, giving the next owner immediate control of occupancy. The left unit has received updated flooring, refreshed kitchen cabinetry, and new paint in the bedroom walls and ceilings. The property occupies a corner lot on James St in Holyoke’s Springdale neighborhood.
Key Highlights
- Two‑unit duplex with 2,418 square feet
- Each unit includes 3 bedrooms and 1.5 baths
- Both units vacant at closing
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
$31,670
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
5.98%
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%
$633,400
$633.4K
Cap Rate 7%
$452,429
$452.4K
Cap Rate 9%
$351,889
$351.9K
Market Conditions
NOI Build-Up for 2,418 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
$47.9K $19.80/SF
− Vacancy
−$2.6K −$1.09/SF
EGI
$45.2K $18.71/SF
− OpEx
−$13.6K −$5.61/SF
NOI
$31.7K $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%
$633,400
Cap Rate 7%
$452,429
Cap Rate 9%
$351,889
Alternative Uses
Best Use
Multifamily LT 5
$452.4K
$395.9K – $527.8K
NOI $31,670 @ 7.0% cap · market cap 5.98%
Second Best
Apartment 5plus
$419.3K
$366.9K – $489.2K
NOI $29,350 @ 7.0% cap · market cap 5.54%
Theoretical Best
Office A
$1.49M
$1.30M – $1.74M
NOI $104,318 @ 7.0% cap · market cap 19.69%
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
419
Businesses Nearby
Explore this area
Business Placement
Demographics for 01040, MA
38,238
Population
17,057
Households
2.2
Avg Household Size
39
Median Age
24%
College-Educated
79%
High-School Grad
21.2 sq mi
ZIP Area
1,804
Density / Sq Mi
$51,892
Median Household Income
$41,801
Median Earnings
$1,016
Median Rent
$255,300
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 - Each residence offers three bedrooms, one-and-a-half baths, central air conditioning, and an open kitchen and living arrangement.
Where is this duplex located?
The property is located at 9-11 James St Holyoke, MA.
What is the asking price?
The asking price for this property is $529,900.
What are key features of this property?
This property features: Two‑unit duplex with 2,418 square feet; Each unit includes 3 bedrooms and 1.5 baths; Both units vacant at closing
