Self-Storage and Warehouse
For Sale
Contact for pricing
1 Hudson Dr, Southwick, MA 01077
Multi-building storage and contractor-style warehouse units with overhead doors and an on-site office, positioned for easy road visibility.
Property Size35,700 SF
Price / SF$100
Days on Market52
Property Features for 1 Hudson Dr
General Information
Standard status
Active
Size
35,700 SF
Class
B
Property subtype
Self Storage
Additional Details
Business Included
Yes
Road Access
Yes
Drive-In Doors
5
Office Units
1
Building Details
Year Built
2005
Year Renovated
2025
Buildings
6
Units
246
Tenancy
Multi
Listing Agency:
New England Storage Partners
Listed By:
Connie Neville · License #141888-RE-AB
Source:
Crexi
Added: Jun 30
Changed: Aug 14
Last Checked: Aug 19 at 5:07AM
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 New England Storage Partners
Investment Insights
Based on property information with market context.
The property currently consists of 246 self-storage units along with warehouse-style contractor/commercial spaces. The front building includes a 20x30 office and multiple high-bay units: one 20x20 and two 20x50 units with 14' overhead doors. A separate high-bay unit measures 50x50 and features an 18' overhead door, along with another 14' overhead door and its own bathroom. The 50x50 space was originally built for an owners’ auto glass business and is currently leased to a different auto glass company.
The facility is located at the front corner of the town’s main industrial park and has visibility from Route 57, the primary east/west road through Southwick. It sits diagonally across from Southwick Public Library and Southwick Public Schools and is approximately one mile from the town center.
For storage users and investors, the mix of unit sizes and overhead door options supports flexible operations, including traditional self-storage. The warehouse spaces could also be converted to climate-controlled self-storage units, providing a potential pathway to expand the storage mix using existing improvements.
The facility is located at the front corner of the town’s main industrial park and has visibility from Route 57, the primary east/west road through Southwick. It sits diagonally across from Southwick Public Library and Southwick Public Schools and is approximately one mile from the town center.
For storage users and investors, the mix of unit sizes and overhead door options supports flexible operations, including traditional self-storage. The warehouse spaces could also be converted to climate-controlled self-storage units, providing a potential pathway to expand the storage mix using existing improvements.
Key Highlights
- 246 self‑storage units in a multi‑building facility (built in 2005)
- Front office building includes a 20x30 office plus contractor/commercial‑style high bay units: one 20x20 and two 20x50 units
- High bay units feature 14' overhead doors, plus a 50x50 high bay unit with 18' overhead door and a separate 14' overhead door
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
$313,375
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
8.78%
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%
$6,267,500
$6.3M
Cap Rate 7%
$4,476,786
$4.5M
Cap Rate 9%
$3,481,944
$3.5M
Market Conditions
NOI Build-Up for 35,700 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
$471.2K $13.20/SF
− Vacancy
−$23.6K −$0.66/SF
EGI
$447.7K $12.54/SF
− OpEx
−$134.3K −$3.76/SF
NOI
$313.4K $8.78/SF
Area
Hampden County, MA
Vacancy
5.00%
Lease Rate
$13.20 /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%
$6,267,500
Cap Rate 7%
$4,476,786
Cap Rate 9%
$3,481,944
Alternative Uses
Best Use
Self Storage
$4.48M
$3.92M – $5.22M
NOI $313,375 @ 7.0% cap · market cap 8.78%
Second Best
Warehouse
$3.31M
$2.89M – $3.86M
NOI $231,520 @ 7.0% cap · market cap 6.49%
Theoretical Best
Office A
$22.00M
$19.25M – $25.67M
NOI $1,540,184 @ 7.0% cap · market cap 43.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
5
Drive-in doors
1
Office units
Multi-tenant
Tenancy
Turnkey business
Opportunity
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
45
Businesses Nearby
Explore this area
Business Placement
Demographics for 01077, MA
9,237
Population
4,159
Households
2.2
Avg Household Size
48
Median Age
36%
College-Educated
96%
High-School Grad
30.9 sq mi
ZIP Area
299
Density / Sq Mi
$108,833
Median Household Income
$56,898
Median Earnings
$1,343
Median Rent
$375,700
Median Home Value
Market
Vacancy Rate% for Industrial 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?
Self storage facility - Multi-building storage and contractor-style warehouse units with overhead doors and an on-site office, positioned for easy road visibility.
Where is this self storage facility located?
The property is located at 1 Hudson Dr Southwick, MA.
What is the asking price?
The asking price for this property is $3,570,000.
What are key features of this property?
This property features: 246 self‑storage units in a multi‑building facility (built in 2005); Front office building includes a 20x30 office plus contractor/commercial‑style high bay units: one 20x20 and two 20x50 units; High bay units feature 14' overhead doors, plus a 50x50 high bay unit with 18' overhead door and a separate 14' overhead door
