Two-Unit Duplex with Farmland
For Sale
$700,000
98 Stockbridge St, Hadley, MA
Separate apartments provide flexible layouts, wood flooring, and shared access to a large backyard overlooking farmland.
Property Size2,272 SF
Price / SF$308.10
Days on Market9
Property Features for 98 Stockbridge St
General Information
Standard status
Active
Size
2,272 SF
Property subtype
Residential Income
Taxes and HOA fees
Annual Taxes
$5,008
Listing Agency:
Berkshire Hathaway HomeServices Realty Professionals
(413) 262-1565
Listed By:
Burke Group
(413) 262-1565
Source:
Exprealty
Added: Aug 13
Changed: Aug 20
Last Checked: Aug 20 at 12:32PM
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 Berkshire Hathaway HomeServices Realty Professionals
Investment Insights
Based on property information with market context.
This duplex contains two distinct residential units within a 2,272-square-foot property. The first-floor apartment includes three bedrooms, two full bathrooms, a living room, and a spacious kitchen. Upstairs, the second unit offers two bedrooms, one full bathroom, a living room, and an unfinished attic suitable for storage or additional living space. Wood flooring is featured in both apartments.
Outdoor space includes a large shared backyard with views across surrounding farmland. The property is a short distance from UMass and offers access to local colleges, shopping, and restaurants. Building systems include two oil tanks, two electrical boxes, and two newer Burnham furnaces installed in 2020.
Outdoor space includes a large shared backyard with views across surrounding farmland. The property is a short distance from UMass and offers access to local colleges, shopping, and restaurants. Building systems include two oil tanks, two electrical boxes, and two newer Burnham furnaces installed in 2020.
Key Highlights
- First‑floor unit with 3 bedrooms, 2 full bathrooms, living room, and spacious kitchen
- Second‑floor unit with 2 bedrooms, 1 full bathroom, living room, and unfinished attic
- 2,272 square feet with wood flooring in both units
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
$32,821
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
4.69%
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%
$656,420
$656.4K
Cap Rate 7%
$468,871
$468.9K
Cap Rate 9%
$364,678
$364.7K
Market Conditions
NOI Build-Up for 2,272 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
$49.1K $21.60/SF
− Vacancy
−$2.2K −$0.96/SF
EGI
$46.9K $20.64/SF
− OpEx
−$14.1K −$6.19/SF
NOI
$32.8K $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%
$656,420
Cap Rate 7%
$468,871
Cap Rate 9%
$364,678
Alternative Uses
Best Use
Multifamily LT 5
$468.9K
$410.3K – $547.0K
NOI $32,821 @ 7.0% cap · market cap 4.69%
Second Best
Apartment 5plus
$428.7K
$375.1K – $500.2K
NOI $30,010 @ 7.0% cap · market cap 4.29%
Theoretical Best
Office A
$1.38M
$1.21M – $1.61M
NOI $96,853 @ 7.0% cap · market cap 13.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
294
Businesses Nearby
Explore this area
Business Placement
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 - Separate apartments provide flexible layouts, wood flooring, and shared access to a large backyard overlooking farmland.
Where is this duplex located?
The property is located at 98 Stockbridge St Hadley, MA.
What is the asking price?
The asking price for this property is $700,000.
What are key features of this property?
This property features: First‑floor unit with 3 bedrooms, 2 full bathrooms, living room, and spacious kitchen; Second‑floor unit with 2 bedrooms, 1 full bathroom, living room, and unfinished attic; 2,272 square feet with wood flooring in both units
