Versatile Retail/Office Building
For Sale
Contact for pricing
10 S Maple St, Hadley, MA 01035
17,125 SF mixed-use building on 3.89 acres for sale.
Property Size17,125 SF
Lot Size3.89 Acres
Price / SF$230.66
Days on Market176
Property Features for 10 S Maple St
General Information
Standard status
Active
Size
17,125 SF
Class
B
Lot size
3.89 Acres
Property subtype
Office, Retail
Zoning
BH
Lease Type
Net
Investment Type
Owner/User
Building Details
Year Built
1995
Year Renovated
2011
Buildings
1
Stories
2
Units
2
Listing Agency:
L&P Commercial - Low
Listed By:
William Low · License #9043582-RE-B
Source:
Crexi
Added: Feb 17
Changed: Aug 8
Last Checked: Aug 11 at 11:24AM
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 L&P Commercial - Low
Investment Insights
Based on property information with market context.
Located at 10 South Maple Street in Hadley, MA, this mixed-use building offers 17,125 square feet of space on a 3.89-acre lot. Overlooking a scenic pond and Rail Trail, the property can be configured as a single-tenant building with 12,000 square feet on the first floor and an additional 5,000 square foot mezzanine. The building is suitable for retail, office, warehouse, or industrial use. It features two loading docks, a drive-in door, three-phase service, and 600 amps of power. Situated near Route 9 in a retail corridor connecting Northampton and Amherst, the property benefits from high traffic volume and proximity to UMass and Amherst College. Potential build-to-suit opportunities are available. The property is located near recent retail developments and presents an investment or leasing opportunity.
Key Highlights
- Prime location in a high‑traffic retail corridor connecting Northampton and Amherst, near Route 9.
- Versatile 17,125 SF building on 3.89 acres suitable for retail, office, warehouse, or industrial use.
- Features two loading docks, a drive‑in door, three‑phase service, and 600 amps of power.
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
$351,713
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
8.90%
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%
$7,034,260
$7.0M
Cap Rate 7%
$5,024,471
$5.0M
Cap Rate 9%
$3,907,922
$3.9M
Market Conditions
NOI Build-Up for 17,125 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
$513.8K $30.00/SF
− Vacancy
−$11.3K −$0.66/SF
EGI
$502.4K $29.34/SF
− OpEx
−$150.7K −$8.80/SF
NOI
$351.7K $20.54/SF
Area
Hampshire County, MA
Vacancy
2.20%
Lease Rate
$30.00 /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%
$7,034,260
Cap Rate 7%
$5,024,471
Cap Rate 9%
$3,907,922
Alternative Uses
Best Use
Office B
$7.68M
$6.72M – $8.96M
NOI $537,619 @ 7.0% cap · market cap 13.61%
Second Best
Retail
$5.02M
$4.40M – $5.86M
NOI $351,713 @ 7.0% cap · market cap 8.90%
Theoretical Best
Office A
$10.43M
$9.13M – $12.17M
NOI $730,018 @ 7.0% cap · market cap 18.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
297
Businesses Nearby
Explore this area
Business Placement
Demographics for 01035, MA
5,325
Population
2,293
Households
2.3
Avg Household Size
47
Median Age
63%
College-Educated
97%
High-School Grad
23.1 sq mi
ZIP Area
231
Density / Sq Mi
$117,580
Median Household Income
$64,118
Median Earnings
$1,682
Median Rent
$453,300
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 - 17,125 SF mixed-use building on 3.89 acres for sale.
Where is this mixed-use property located?
The property is located at 10 S Maple St Hadley, MA.
What is the asking price?
The asking price for this property is $3,950,000.
What are key features of this property?
This property features: Prime location in a high‑traffic retail corridor connecting Northampton and Amherst, near Route 9.; Versatile 17,125 SF building on 3.89 acres suitable for retail, office, warehouse, or industrial use.; Features two loading docks, a drive‑in door, three‑phase service, and 600 amps of power.
