Four-Unit Residential Income
For Sale
$419,000
53.5 Orchard St, Pittsfield, MA 01201
Four-unit, two-story multifamily with three recently remodeled vacancies and one month-to-month unit.
Property Size2,688 SF
Lot Size0.10 Acres
Price / SF$155.88
Days on Market17
Property Features for 53.5 Orchard St
General Information
Standard status
Active
Size
2,688 SF
Lot size
0.10 Acres
Property subtype
Investment
Occupancy
25%
Additional Details
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$2,375
Building Details
Building Size
2,688 SF
Year Built
1890
Stories
4
Units
4
Tenancy
Multi
Listing Agency:
(413) 770-2607
Listed By:
David Houser
(413) 770-2607
Source:
Elliman
Added: Jul 26
Changed: Aug 8
Last Checked: Aug 11 at 11:22AM
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 David Houser
Investment Insights
Based on property information with market context.
This four-unit residential income property is configured across two stories and totals 2,688 square feet of living area. The building includes six bedrooms, providing private accommodations across the units. The property sits on a 4,160-square-foot lot.
Per the current status, three units are vacant and recently remodeled. Market rents for the remodeled units are described as averaging about $1,395. One additional unit is currently rented month to month at $950.
Walking and everyday accessibility are noted with a walkScore of 82 (very walkable) and a bikeScore of 49 (somewhat bikeable), along with a transitScore of 35 (some transit).
Per the current status, three units are vacant and recently remodeled. Market rents for the remodeled units are described as averaging about $1,395. One additional unit is currently rented month to month at $950.
Walking and everyday accessibility are noted with a walkScore of 82 (very walkable) and a bikeScore of 49 (somewhat bikeable), along with a transitScore of 35 (some transit).
Key Highlights
- 4‑unit, two‑story multifamily built in 1890 with 2,688 SF of living area
- Six total bedrooms across the property, offering multiple private accommodations
- 3 units are vacant and recently remodeled
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
$36,734
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
8.77%
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%
$734,680
$734.7K
Cap Rate 7%
$524,771
$524.8K
Cap Rate 9%
$408,156
$408.2K
Market Conditions
NOI Build-Up for 2,688 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
$67.7K $25.20/SF
− Vacancy
−$948 −$0.35/SF
EGI
$66.8K $24.85/SF
− OpEx
−$30.1K −$11.18/SF
NOI
$36.7K $13.67/SF
Area
Berkshire County, MA
Vacancy
1.40%
Lease Rate
$25.20 /SF/Yr
Expense Ratio
45.00%
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%
$734,680
Cap Rate 7%
$524,771
Cap Rate 9%
$408,156
Alternative Uses
Best Use
Multifamily LT 5
$572.9K
$501.3K – $668.4K
NOI $40,102 @ 7.0% cap · market cap 9.57%
Second Best
Apartment 5plus
$524.8K
$459.2K – $612.2K
NOI $36,734 @ 7.0% cap · market cap 8.77%
Theoretical Best
Office A
$787.0K
$688.7K – $918.2K
NOI $55,093 @ 7.0% cap · market cap 13.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
25%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
2,181
Businesses Nearby
Explore this area
Business Placement
Demographics for 01201, MA
45,494
Population
22,566
Households
2
Avg Household Size
44
Median Age
34%
College-Educated
93%
High-School Grad
60.4 sq mi
ZIP Area
753
Density / Sq Mi
$68,879
Median Household Income
$43,054
Median Earnings
$1,098
Median Rent
$236,500
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?
Quadplex - Four-unit, two-story multifamily with three recently remodeled vacancies and one month-to-month unit.
Where is this quadplex located?
The property is located at 53.5 Orchard St Pittsfield, MA.
What is the asking price?
The asking price for this property is $419,000.
What are key features of this property?
This property features: 4‑unit, two‑story multifamily built in 1890 with 2,688 SF of living area; Six total bedrooms across the property, offering multiple private accommodations; 3 units are vacant and recently remodeled
