Two-Family Duplex With Two-Car
For Sale
$349,000
Pending
92 Walter St, Chicopee, MA 01013
Two-family home delivered vacant, featuring a deck, enclosed front porch, and a two-car garage with off-street parking.
Property Size1,984 SF
Days on Market107
Property Features for 92 Walter St
General Information
Standard status
Pending
Size
1,984 SF
Total Parking Spaces
6
Property subtype
Multi Family Home
Zoning
5
Taxes and HOA fees
Annual Taxes
$4,013
Building Details
Building Size
1,984 SF
Year Built
1925
Stories
2
Units
2
Listing Agency:
Acuna Real Estate
Listed By:
The Acuna Group
(413) 739-5787
Source:
Aucoinryanrealty
Added: May 22
Changed: Aug 23
Last Checked: Aug 19 at 4:11AM
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 Acuna Real Estate
Investment Insights
Based on property information with market context.
This well-cared-for two-family duplex will be delivered vacant. The first floor includes a living room and dining room combination, an eat-in kitchen with recessed lighting and ample cabinet space, and a full bath with ceramic tile flooring and a linen closet. Natural wood floors run throughout the first level, and there is direct access to an outdoor deck overlooking a generously sized yard. A two-car garage and off-street parking are provided.
The second floor features an enclosed front porch, an eat-in kitchen with a double sink, vinyl flooring, pantry storage, and a comfortable living room with closet space. Washer/dryer hookups are available, and the home also offers updated windows and gas heat. Additional improvements include circuit breakers and a partially finished walk-out basement with a family room and bar area, along with separate washer/dryer hookups.
Conveniently located near major highways, this property can support either owner-occupied use or an investment strategy.
The second floor features an enclosed front porch, an eat-in kitchen with a double sink, vinyl flooring, pantry storage, and a comfortable living room with closet space. Washer/dryer hookups are available, and the home also offers updated windows and gas heat. Additional improvements include circuit breakers and a partially finished walk-out basement with a family room and bar area, along with separate washer/dryer hookups.
Conveniently located near major highways, this property can support either owner-occupied use or an investment strategy.
Key Highlights
- Two‑family home will be delivered vacant
- Year built 1925; updated windows and gas heat with circuit breakers
- First floor includes living/dining combo, eat‑in kitchen with recessed lighting, and a full bath with ceramic tile flooring
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
$25,986
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
7.45%
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%
$519,720
$519.7K
Cap Rate 7%
$371,229
$371.2K
Cap Rate 9%
$288,733
$288.7K
Market Conditions
NOI Build-Up for 1,984 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
$39.3K $19.80/SF
− Vacancy
−$2.2K −$1.09/SF
EGI
$37.1K $18.71/SF
− OpEx
−$11.1K −$5.61/SF
NOI
$26.0K $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%
$519,720
Cap Rate 7%
$371,229
Cap Rate 9%
$288,733
Alternative Uses
Best Use
Multifamily LT 5
$371.2K
$324.8K – $433.1K
NOI $25,986 @ 7.0% cap · market cap 7.45%
Second Best
Apartment 5plus
$344.0K
$301.0K – $401.4K
NOI $24,082 @ 7.0% cap · market cap 6.90%
Theoretical Best
Office A
$1.22M
$1.07M – $1.43M
NOI $85,595 @ 7.0% cap · market cap 24.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
340
Businesses Nearby
Explore this area
Business Placement
Demographics for 01013, MA
23,656
Population
10,309
Households
2.3
Avg Household Size
38
Median Age
23%
College-Educated
87%
High-School Grad
5.7 sq mi
ZIP Area
4,150
Density / Sq Mi
$64,039
Median Household Income
$45,268
Median Earnings
$1,005
Median Rent
$249,300
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 - Two-family home delivered vacant, featuring a deck, enclosed front porch, and a two-car garage with off-street parking.
Where is this duplex located?
The property is located at 92 Walter St Chicopee, MA.
What is the asking price?
The asking price for this property is $349,000.
What are key features of this property?
This property features: Two‑family home will be delivered vacant; Year built 1925; updated windows and gas heat with circuit breakers; First floor includes living/dining combo, eat‑in kitchen with recessed lighting, and a full bath with ceramic tile flooring
