Updated Duplex with Tobacco
New
For Sale
$675,000
96 Straits Rd, Hatfield, MA 01038
Flexible layout includes a lower-level apartment with a private entrance and full kitchen.
Property Size2,585 SF
Lot Size1.03 Acres
Price / SF$261.12
Days on Market4
Property Features for 96 Straits Rd
General Information
Standard status
Active
Size
2,585 SF
Total Parking Spaces
2
Lot size
1.03 Acres
Property subtype
2 Family - 2 Units Up/Down
Additional Details
Highway Access
Yes
Multifamily Units
2
Amenities
washer/dryer hookups
woodstove
private entrance
Building Details
Year Built
1988
Buildings
2
Listing Agency:
5 College REALTORS
(413) 687-2710
Listed By:
Gregory Haughton · License #452506633
(413) 687-2710
Source:
Lockandkeyre
Added: Aug 8
Changed: Aug 11
Last Checked: Aug 11 at 4:54AM
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 5 College REALTORS
Investment Insights
Based on property information with market context.
This updated duplex at 96 Straits Rd offers 2585 square feet of living space with hardwood floors, vaulted ceilings, abundant natural light, and porcelain tile in the kitchen and bathrooms. The main level includes open living and dining areas, an updated kitchen, and a woodstove. Both units have washer and dryer hookups, while the lower-level apartment adds a private entrance, full kitchen, open living area, bedroom, and full bath.
The property occupies a peaceful 1.03-acre lot in Hatfield, with farmland surroundings and access to gardens or outdoor dining areas. A spacious two-car garage includes a finished second floor. The oversized tobacco barn features timber framing, tier poles, substantial vertical clearance, cross-ventilation, and a recently upgraded crushed-stone floor. Downtown Northampton, UMass, I-91, and local farm stands are minutes away.
The property occupies a peaceful 1.03-acre lot in Hatfield, with farmland surroundings and access to gardens or outdoor dining areas. A spacious two-car garage includes a finished second floor. The oversized tobacco barn features timber framing, tier poles, substantial vertical clearance, cross-ventilation, and a recently upgraded crushed-stone floor. Downtown Northampton, UMass, I-91, and local farm stands are minutes away.
Key Highlights
- 1.03‑acre lot in Hatfield with farmland surroundings
- 2585 square feet with an updated main level and lower‑level apartment
- Lower‑level apartment has a private entrance, full kitchen, bedroom, and full bath
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
$37,342
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
5.53%
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%
$746,840
$746.8K
Cap Rate 7%
$533,457
$533.5K
Cap Rate 9%
$414,911
$414.9K
Market Conditions
NOI Build-Up for 2,585 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
$55.8K $21.60/SF
− Vacancy
−$2.5K −$0.96/SF
EGI
$53.3K $20.64/SF
− OpEx
−$16.0K −$6.19/SF
NOI
$37.3K $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%
$746,840
Cap Rate 7%
$533,457
Cap Rate 9%
$414,911
Alternative Uses
Best Use
Multifamily LT 5
$533.5K
$466.8K – $622.4K
NOI $37,342 @ 7.0% cap · market cap 5.53%
Second Best
Apartment 5plus
$487.8K
$426.8K – $569.1K
NOI $34,144 @ 7.0% cap · market cap 5.06%
Theoretical Best
Office A
$1.57M
$1.38M – $1.84M
NOI $110,195 @ 7.0% cap · market cap 16.33%
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
16
Businesses Nearby
Explore this area
Business Placement
Demographics for 01038, MA
2,522
Population
1,119
Households
2.3
Avg Household Size
53
Median Age
56%
College-Educated
97%
High-School Grad
9.2 sq mi
ZIP Area
274
Density / Sq Mi
$112,083
Median Household Income
$56,576
Median Earnings
$1,458
Median Rent
$450,200
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 - Flexible layout includes a lower-level apartment with a private entrance and full kitchen.
Where is this duplex located?
The property is located at 96 Straits Rd Hatfield, MA.
What is the asking price?
The asking price for this property is $675,000.
What are key features of this property?
This property features: 1.03‑acre lot in Hatfield with farmland surroundings; 2585 square feet with an updated main level and lower‑level apartment; Lower‑level apartment has a private entrance, full kitchen, bedroom, and full bath
