Two-Family Home with Detached
For Sale
$379,900
910-912 Granby Rd, Chicopee, MA 01020
Well-maintained two-unit property with separate utilities, updated second-floor kitchen and bath, and enclosed porches.
Property Size1,976 SF
Price / SF$192.26
Days on Market99
Property Features for 910-912 Granby Rd
General Information
Standard status
Active
Size
1,976 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Building Details
Year Built
1900
Tenancy
Multi
Listing Agency:
Kempf-Vanderburgh Realty Consultants, Inc.
Listed By:
Maria Liccardi · License #009540784
(413) 281-2835
Source:
Valkyrierealtyllc
Added: Jun 7
Changed: Sep 8
Last Checked: Sep 13 at 4:14PM
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 Kempf-Vanderburgh Realty Consultants, Inc.
Investment Insights
Based on property information with market context.
This well-maintained two-family home offers two separate living areas with independent service. The first-floor unit features 2 bedrooms and 1 bath and is currently rented. The second-floor unit features 3 bedrooms and 1 bath and is vacant and recently renovated, including a new kitchen with quartz countertops and an updated bathroom. The property includes a basement with both exterior and interior access, a concrete floor, and separate laundry hookups for each unit. Exterior features include vinyl siding, an inviting front porch, enclosed back porches, and a detached two-car garage with power doors.
The home has ample paved parking and provides separate electric meters for each unit, along with a separate owners meter. Each apartment has its own heat, hot water, and electricity, supporting true resident separation and convenience. Sellers note that the Massachusetts Lead Safe Homes database shows full deleading compliance for both apartments; however, certificates are not available from the sellers.
With one unit rented and the other fully updated, this property can fit an owner-occupant who wants rental income while occupying one level, or an investor looking for a duplex configuration with separate utilities and dedicated laundry hookups. The detached, powered garage and enclosed porches add practical day-to-day utility for both occupants.
The home has ample paved parking and provides separate electric meters for each unit, along with a separate owners meter. Each apartment has its own heat, hot water, and electricity, supporting true resident separation and convenience. Sellers note that the Massachusetts Lead Safe Homes database shows full deleading compliance for both apartments; however, certificates are not available from the sellers.
With one unit rented and the other fully updated, this property can fit an owner-occupant who wants rental income while occupying one level, or an investor looking for a duplex configuration with separate utilities and dedicated laundry hookups. The detached, powered garage and enclosed porches add practical day-to-day utility for both occupants.
Key Highlights
- Two‑family home (1900) with a 2 bed/1 bath first‑floor unit and a 3 bed/1 bath second‑floor unit
- Second‑floor unit is recently renovated with a new kitchen featuring quartz countertops and an updated bathroom
- Separate electric meters for each unit plus a separate owners meter; each unit has separate heat, hot water, and electricity
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
$25,881
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
6.81%
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%
$517,620
$517.6K
Cap Rate 7%
$369,729
$369.7K
Cap Rate 9%
$287,567
$287.6K
Market Conditions
NOI Build-Up for 1,976 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
$39.1K $19.80/SF
− Vacancy
−$2.2K −$1.09/SF
EGI
$37.0K $18.71/SF
− OpEx
−$11.1K −$5.61/SF
NOI
$25.9K $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%
$517,620
Cap Rate 7%
$369,729
Cap Rate 9%
$287,567
Alternative Uses
Best Use
Multifamily LT 5
$369.7K
$323.5K – $431.4K
NOI $25,881 @ 7.0% cap · market cap 6.81%
Second Best
Apartment 5plus
$342.6K
$299.8K – $399.8K
NOI $23,985 @ 7.0% cap · market cap 6.31%
Theoretical Best
Office A
$1.22M
$1.07M – $1.42M
NOI $85,249 @ 7.0% cap · market cap 22.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
460
Businesses Nearby
Explore this area
Business Placement
Demographics for 01020, MA
29,781
Population
14,154
Households
2.1
Avg Household Size
44
Median Age
23%
College-Educated
86%
High-School Grad
12.5 sq mi
ZIP Area
2,382
Density / Sq Mi
$70,971
Median Household Income
$45,378
Median Earnings
$1,153
Median Rent
$259,100
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Well-maintained two-unit property with separate utilities, updated second-floor kitchen and bath, and enclosed porches.
Where is this duplex located?
The property is located at 910-912 Granby Rd Chicopee, MA.
What is the asking price?
The asking price for this property is $379,900.
What are key features of this property?
This property features: Two‑family home (1900) with a 2 bed/1 bath first‑floor unit and a 3 bed/1 bath second‑floor unit; Second‑floor unit is recently renovated with a new kitchen featuring quartz countertops and an updated bathroom; Separate electric meters for each unit plus a separate owners meter; each unit has separate heat, hot water, and electricity
