Three-Bay Live-Work
For Sale
$449,000
107 S Main St, Sheffield, MA 01257
Commercial Sale, Sheffield, MA
Property Size1,765 SF
Lot Size1.51 Acres
Price / SF$254.39
Days on Market36
Property Features for 107 S Main St
General Information
Property type
Commercial Sale
Property subtype
Other
Rooms
Basement
Parking
4
Parking features
Garage
Basement
Sump Pump, Dirt Floor
Appliances
Cooktop, Dishwasher, Dryer, Refrigerator, Washer, Built-In Electric Oven
Lot features
Irregular Shape
Directions
Take Route 7 to sheffield Mass. One mile south on Rt 7 towards CT on your left side.
Subdivision
South Registry
Standard status
Active
APN
024 ooo1 0040.0
Size
1,765 SF
Lot size
1.51 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
4499
Utilities
Utilities
Cable Available
Sewer type
Private Sewer
Cooling system
Electric
Water source
Private
Building Details
Year built
1793
Number of units
2
Building materials
Wood Frame
Roof type
Asphalt
Listing Agency:
HOUSATONIC REAL ESTATE
(413) 274-5065
Listed By:
Judi Panzano · License #9585682
(203) 209-8769
Added: Aug 1
Changed: Aug 19
Last Checked: Sep 5 at 1:06PM
MLS# 250401
Copyright © 2026 Berkshire County Board of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This mixed-use property at 107 S Main St includes an approximately 1,200-square-foot, three-bay barn with electricity, parking, and visibility from Route 7. The barn is suited to the commercial possibilities identified in the listing, including gallery, studio, workshop, showroom, office, or creative business use. A 1,765-square-foot residence accompanies the barn and dates to 1793. The property also includes a new private one-bedroom apartment, a new roof, and a new 3 bed septic system.
Set on 1.51 acres in Sheffield, the property carries both commercial and residential zoning. Private water and private sewer serve the site, with a garage among the parking features. The location is approximately five minutes from Great Barrington, providing a combined residential and business configuration with multiple existing improvements.
Set on 1.51 acres in Sheffield, the property carries both commercial and residential zoning. Private water and private sewer serve the site, with a garage among the parking features. The location is approximately five minutes from Great Barrington, providing a combined residential and business configuration with multiple existing improvements.
Key Highlights
- Approximately 1,200‑square‑foot, three‑bay barn with Route 7 visibility
- 1793 residence with a new private one‑bedroom apartment
- Commercial and residential zoning
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
$22,989
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
5.12%
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%
$459,780
$459.8K
Cap Rate 7%
$328,414
$328.4K
Cap Rate 9%
$255,433
$255.4K
Market Conditions
NOI Build-Up for 1,765 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
$38.1K $21.60/SF
− Vacancy
−$7.5K −$4.23/SF
EGI
$30.7K $17.37/SF
− OpEx
−$7.7K −$4.34/SF
NOI
$23.0K $13.02/SF
Area
Berkshire County, MA
Vacancy
19.60%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
25.00%
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%
$459,780
Cap Rate 7%
$328,414
Cap Rate 9%
$255,433
Alternative Uses
Best Use
Office B
$328.4K
$287.4K – $383.2K
NOI $22,989 @ 7.0% cap · market cap 5.12%
Second Best
Mixed Use
$255.3K
$223.4K – $297.9K
NOI $17,871 @ 7.0% cap · market cap 3.98%
Theoretical Best
Office A
$516.8K
$452.2K – $602.9K
NOI $36,175 @ 7.0% cap · market cap 8.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
120
Businesses Nearby
Explore this area
Business Placement
Demographics for 01257, MA
2,140
Population
1,238
Households
1.7
Avg Household Size
53
Median Age
41%
College-Educated
100%
High-School Grad
33.9 sq mi
ZIP Area
63
Density / Sq Mi
$80,227
Median Household Income
$40,907
Median Earnings
$1,161
Median Rent
$432,100
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use property combining a versatile barn, residence, private apartment, and commercial and residential zoning.
Where is this mixed-use property located?
The property is located at 107 S Main St Sheffield, MA.
What is the asking price?
The asking price for this property is $449,000.
What are key features of this property?
This property features: Approximately 1,200‑square‑foot, three‑bay barn with Route 7 visibility; 1793 residence with a new private one‑bedroom apartment; Commercial and residential zoning
