Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Waterfront Land in Becket, MA Title is generated by Realmo AI

    Johnson Rd lot 9, Becket, MA 01223

    View on Map
    Claim this Listing
    For Sale
    $49,900

    LAND - Becket, MA

    Lot size:
    4.78 Acres
    Added:
    May 7, 2026
    Days on Market:
    16
    Last Refresh:
    May 22 at 4:06 am

    Property Features for Johnson Rd lot 9

    General Information

    Property type
    Land
    Property subtype
    Other
    Rooms
    Basement
    Standard status
    Active
    APN
    M406 L9
    Lot size
    4.78 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Annual Amount
    257

    Utilities

    Sewer type
    Private Sewer
    Water source
    Public
    Water front
    1

    We can help!

    Listing Contact
    Kim Bergland
    Kim Bergland

    Listing agent Kim Bergland License #9514324

    Listing office RED HORSE REAL ESTATE, LLC P.O. Box 111, Becket, MA

    Listing date May 7, 2026

    MLS# 249464 Listing URL

    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.

    HighLights

    • Waterfront building lot on a pond.
    • Nearly five acres of land.
    • Over a thousand acres of protected state land across the street.
    • Successfully perced in 2004.
    • No HOA fees or regulations.
    • Low real estate taxes ($257.00 per year).

    Overview

    This property features a nearly five-acre waterfront building lot located on lightly traveled Johnson Road in Becket, MA. The land has frontage on a pond and was successfully perced in 2004. There are no HOA fees or regulations associated with the property, and the real estate taxes are $257.00 per year. The property is situated across the street from over a thousand acres of protected state land. New construction is underway on a nearby waterfront lot. The lot size is 4.78 acres.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Map

    City
    Becket
    County
    Berkshire
    State
    Massachusetts
    Longitude
    -73.08623
    Latitude
    42.257654

    Nearby Similar for Sale

    • $75,000

      Berkshires Land with Stream

      10.1 acres in Becket, MA with stream and stone walls.
      Jacobs Ladder Rd, Becket, MA 01223
      View Details
    • $22,001

      Becket, MA 2.5 Acre Lot

      2.5 acre lot in established homeowner's association.
      Valley View Rd lot: 32, Becket, MA 01223
      View Details
    • $49,900

      Becket, MA Land For Sale

      4.33 acre view lot on private road.
      Skyline Ridge Rd lot: 18, Becket, MA 01223
      View Details
    • $39,900

      Becket, MA 4.48 Acre Lot

      Residential land in established neighborhood near state forest and attractions.
      Skyline Ridge Rd lot: 19, Becket, MA 01223
      View Details
    • $39,900

      Berkshires Homesite: Wooded 2.38 Acres

      Private, wooded 2.38-acre homesite in the Berkshires. Perc test passed.
      Skyline Ridge Rd. lot: 7, Becket, MA 01223
      View Details
    • $19,900

      Becket, MA Building Lot

      2.47 acre level building lot on private road.
      Stony Brook lot: 26, Becket, MA 01223
      View Details

    FAQs

    What type of property is this?
    Waterfront Land - 4.78-acre waterfront building lot with pond frontage.
    Where is this waterfront land located?
    The property is located at Johnson Rd lot 9 Becket, MA.
    What is the asking price?
    The asking price for this property is $49,900.
    What are key features of this property?
    This property features: Waterfront building lot on a pond.; Nearly five acres of land.; Over a thousand acres of protected state land across the street.
    (413) 250-6149
    We can help!
    Listing Contact
    Kim Bergland
    Kim Bergland
    Real Estate License ID: 9514324
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    Johnson Rd lot: 9, Becket, MA 01223
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!