64-66 Pleasant St, Easthampton MA 01027
Easthampton, MA 01027
$995,000
Est. $5,908/month
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About this home
RENT INCREASES JULY 1ST !!! ($4,440 annually) Well-maintained 6-unit multi-family in an excellent location near EastWorks and Downtown, offering strong upside potential. The property features a low-maintenance exterior and interior, is clean and well cared for, with a new roof membrane (Aug 2020) and a newly renovated back staircase/fire escape (Apr 2026).Long-term tenants with no leases provide flexibility for rent increases. Unit 3R, the 6th unit, is a 2-bedroom, 1-bath with kitchen and living room, gas heat, and a new refrigerator (Apr 2026), currently rented at $1,110/month. Tenants own washers/dryers; all other appliances are landlord-owned.Current cap rate is 5.9% (increased .4%), with rents below market ($1,600–$1,729). Pro forma cap rate reaches 8.5% at $1,600/month. Fire Department requires buyer to install a Fire Notification Panel. This is a solid investment opportunity with stable occupancy, minimal upkeep, and significant income growth potential in a highly desirable area.
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Property History
Property Timeline
Listed for Sale
Apr 21, 2026
$995,000
Original listing
Office: Brick & Mortar Northampton
| Date | Event | Price | Change | $/sqft | Details |
|---|---|---|---|---|---|
| 04/21/2026 | 🏠 Listed for Sale | $995,000 | - | - | Original listing |
Tax History
| Year | Taxes | Assessment |
|---|---|---|
| 2026 | $8,123 | $596,300 |
Financial Details
Annual Property Tax
$8,123
Tax Year 2026
Assessed Value
$596,300
Facts & Features
Home Facts
Type
Residential Income
Style
5+ Family - 5+ Units Side by Side
Year Built
1910
Living Area
5,832 sq ft
Lot Size
0.08 acres
Bedrooms
12
Full Baths
6
Total Rooms
24
Investment Metrics
Units
6
Unit 1 Rent
$1,215/mo · N
Unit 2 Rent
$1,215/mo · N
Unit 3 Rent
$1,215/mo · N
Unit 4 Rent
$1,325/mo · N
Total Monthly Rent
$4,970/mo
Gross Income
$89,460
Net Operating Income
$59,208
Operating Expenses
$30,252
Water/Sewer Expense
$3,719
Electric Expense
$463
Insurance Expense
$5,592
Cap Rate
5.95%
Interior
Heating
Forced Air, Natural Gas, Electric
Cooling
Window Unit(s)
Flooring
Vinyl, Varies, Hardwood
Appliances
Range, Dishwasher, Refrigerator
Fireplace
None
Basement
Full, Bulkhead, Sump Pump, Concrete
Laundry
Washer & Dryer Hookup, Electric Dryer Hookup, Washer Hookup
Features
Bathroom With Shower Stall, Smart Thermostat, Remodeled, Pantry, Walk-in Closet(s), Living Room, Kitchen
Exterior
Construction
Brick
Architecture
None
Roof
Rubber
Features
Balcony/deck
Pool
None
Spa
None
Fencing
None
Patio/Porch
None
Parking
Features
Paved Drive, Off Street, Tandem, Paved
Total Spaces
6
Utilities
Electric
Circuit Breakers, 100 Amp Service, Individually Metered, Varies Per Unit
Water
Public
Sewer
Public Sewer
Gas
None
Other
For Gas Range, For Electric Range, For Electric Dryer, Washer Hookup, Varies Per Unit
Financial
Annual Tax
$8,123
Assessed Value
$596,300
HOA & Community
Fee Includes
None
Amenities
None
Optional Fee Includes
None
MA Disclosures
Seller Disclosures
Sellers Agent Is Part Owner; Fire Dept Requires Buyer To Install Fire Notification Panel; Dampness In Basement; Possible Knob & Tube
Exclusions
Washers & Dryers Belong To Tenants
Additional Details
Possession
None
Accepted Financing
None
Structure Type
[]
House Color
Brick
Sq Ft Source
Public Record
Documents
None
County
Hampshire
Total market time (incl. prior listings)
74 days
Property Overview
Property Type
5+ Family - 5+ Units Side by Side
Listing Type
For Sale
Year Built
1910
Bedrooms
12
Full Bathrooms
6
Living Area
5,832 sq ft
Total Rooms
24
Stories
5
Levels
5
Floor Layout
Interactive room guide
Floor Layout
Finished Area
5,832 sq ft above grade
Display Options
Room Markers
BABathroom (4)
BRBedroom (5)
DDining (1)
KKitchen (1)
LLiving (2)
OOffice (1)
Conceptual diagram based on MLS room data. It is not to scale and is not a substitute for architectural plans or on-site measurements.
Interior Features
Flooring:
Vinyl, Varies, Hardwood
Appliances:
Range, Dishwasher, Refrigerator
Interior Features:
Bathroom with Shower Stall, Smart Thermostat, Remodeled, Pantry, Walk-In Closet(s), Living Room, Kitchen
Windows:
Skylight(s), Insulated Windows, Screens
Basement:
Full, Bulkhead, Sump Pump, Concrete
Laundry:
Washer & Dryer Hookup, Electric Dryer Hookup, Washer Hookup
Security:
Construction & Materials
Year Built:
1910
Structure Type:
Exterior Materials:
Brick
Roof:
Rubber
Foundation:
Brick/Mortar
Stories:
5
Heating, Cooling & Utilities
Heating:
Forced Air, Natural Gas, Electric
Heating Zones:
19
Cooling:
Window Unit(s)
Hot Water:
Electric, Tank, Varies Per Unit
Water Source:
Public
Sewer:
Public Sewer
Energy Features:
Thermostat, Varies per Unit
Exterior & Lot
Exterior Features:
Balcony/Deck
Patio & Porch:
Fencing:
Other Structures:
Lot Features:
Corner Lot, Level
Road Frontage:
46.00 ft
Road Surface:
Paved
Parking & Garage
Total Parking Spaces:
6
Parking Features:
Paved Drive, Off Street, Tandem, Paved
Nearby Schools
School District
Easthampton School District local
C-
Where Graduates Go
Class of 2021
65%
attend college
43%
4-Year
22%
2-Year
16%
Out of State
0%
Working
School Safety
2024-25
4.0%
Above Average
3.5%
Suspensions
2.0%
In-School
0.5%
Emergency
1.5% below state avg
Elementary Schools
3 schools
A-
Hilltown Cooperative Charter Public School
0.8 mi
|
#88 of 352
|
Score: 50.9
Improved 50 spots from last year
-7.3 below state avg
218 students
Moderate
Rising School
Grades K-08
B-
Mountain View School
1.3 mi
|
#213 of 352
|
Score: 39.8
Dropped 37 spots from last year
-18.4 below state avg
991 students
Moderate
Grades PK-08
N.E.A.R.I. School
1.5 mi
Grades 01-12
High Schools
3 schools
Williston Northampton School
0.6 mi
Grades 07-12
Riverside Industries
0.4 mi
Grades 12
C+
Easthampton High School
0.9 mi
|
#220 of 346
|
Score: 49.5
Improved 59 spots from last year
-8.7 below state avg
377 students
Moderate
19 sports
• 931 athletes
Rising School
Career Tech Programs
College Ready Curriculum
Strong Athletics
Grades 09-12
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Monthly Payment Calculator
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Loan Amount
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After down payment
Total Interest
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Over life of loan
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Including down payment
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Down: $0
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Monthly Payment Breakdown
Principal & Interest
$0
Property Tax
$677
Homeowners Insurance
$200
PMI (if <20% down)
$0
Loan Summary
Total of 360 payments
$0
Total principal paid
$0
Total interest paid
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Rate Impact
-0.5% Rate
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Payment Over Time
Year 1
95% Interest
Year 15
50/50
Year 30
95% Principal
* Estimates only. Actual payments may vary. Consult with a lender for accurate figures.
Location
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Neighborhood
64-66 Pleasant St, Easthampton MA 01027
Easthampton, MA 01027
Listing Information
Listing Office
Brick & Mortar Northampton
Office Phone
413-259-8888
Agent MLS ID
E8000129
Office MLS ID
AN8945
Listing Data Updated
Jul 4, 2026 11:11 AM EDT
Listing information is deemed reliable but not guaranteed. Data provided by MLS Property Information Network, Inc. All information should be independently verified.
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