Three-Level Duplex with
New
For Sale
$596,000
96-98 Walnut St, Agawam, MA 01001
Two-family property with flexible living areas, separate utilities, and basement laundry facilities.
Property Size3,000 SF
Days on Market3
Property Features for 96-98 Walnut St
General Information
Standard status
Active
Size
3,000 SF
Property subtype
Investment
Taxes and HOA fees
Annual Taxes
$4,599
Building Details
Building Size
3,000 SF
Year Built
1920
Stories
3
Units
2
Listing Agency:
OwnerEntry.com
Listed By:
Dave White · License #9069443
(617) 542-9300
Source:
Elliman
Added: Sep 15
Changed: Sep 17
Last Checked: Sep 16 at 3:55PM
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 OwnerEntry.com
Investment Insights
Based on property information with market context.
This two-family property, built in 1920, offers an expansive layout across multiple levels. The first-floor residence includes 2 bathrooms, while the second-floor unit has 3 bedrooms and 1.5 bathrooms; two of those bedrooms do not have closets. That unit also connects to a finished third floor with 2 additional bedrooms and another full bathroom. Historic front and rear staircases provide access to the upper level.
The property includes a 2-car garage with 20-amp electric service and a second-floor loft, along with 2 driveways for additional parking. Building systems include 3 separate electric meters, 3 hot water heaters, and 3 heating systems. The basement has a coin-operated laundry area, a utility bathroom, and washer/dryer hookups serving the second floor. The property will be vacant at closing.
The property includes a 2-car garage with 20-amp electric service and a second-floor loft, along with 2 driveways for additional parking. Building systems include 3 separate electric meters, 3 hot water heaters, and 3 heating systems. The basement has a coin-operated laundry area, a utility bathroom, and washer/dryer hookups serving the second floor. The property will be vacant at closing.
Key Highlights
- Finished third floor adds 2 bedrooms and a full bathroom
- First‑floor unit has 2 bathrooms; second‑floor unit has 3 bedrooms and 1.5 bathrooms
- 3 separate electric meters, 3 hot water heaters, and 3 heating systems
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
$39,293
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
6.59%
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%
$785,860
$785.9K
Cap Rate 7%
$561,329
$561.3K
Cap Rate 9%
$436,589
$436.6K
Market Conditions
NOI Build-Up for 3,000 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
$59.4K $19.80/SF
− Vacancy
−$3.3K −$1.09/SF
EGI
$56.1K $18.71/SF
− OpEx
−$16.8K −$5.61/SF
NOI
$39.3K $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%
$785,860
Cap Rate 7%
$561,329
Cap Rate 9%
$436,589
Alternative Uses
Best Use
Multifamily LT 5
$561.3K
$491.2K – $654.9K
NOI $39,293 @ 7.0% cap · market cap 6.59%
Second Best
Apartment 5plus
$520.2K
$455.2K – $606.9K
NOI $36,415 @ 7.0% cap · market cap 6.11%
Theoretical Best
Office A
$1.85M
$1.62M – $2.16M
NOI $129,427 @ 7.0% cap · market cap 21.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
726
Businesses Nearby
Explore this area
Business Placement
Demographics for 01001, MA
16,984
Population
7,033
Households
2.4
Avg Household Size
46
Median Age
36%
College-Educated
92%
High-School Grad
11.3 sq mi
ZIP Area
1,503
Density / Sq Mi
$71,924
Median Household Income
$54,266
Median Earnings
$1,305
Median Rent
$270,300
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 - Two-family property with flexible living areas, separate utilities, and basement laundry facilities.
Where is this duplex located?
The property is located at 96-98 Walnut St Agawam, MA.
What is the asking price?
The asking price for this property is $596,000.
What are key features of this property?
This property features: Finished third floor adds 2 bedrooms and a full bathroom; First‑floor unit has 2 bathrooms; second‑floor unit has 3 bedrooms and 1.5 bathrooms; 3 separate electric meters, 3 hot water heaters, and 3 heating systems
