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    2589 Boston Rd Wilbraham, MA 01095

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    For Sale
    $950,000

    Prime Boston Road location, water views, high potential.

    Property Features for 2589 Boston Rd

    General Information

    Property type
    Other commercial real estate
    Lot Size
    100,188 SF

    Building Details

    Year Built
    1940

    We can help!

    Listing Contact
    Elizabeth Salois Team

    Listing Agency: Berkshire Hathaway HomeServices Realty Professionals Listing Agent: Elizabeth Salois Team

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    This exceptional mixed-use property in Wilbraham, MA, presents a unique investment opportunity. Situated on over two acres of land encompassing two separate parcels, the property includes three buildings: a substantial 5,000 square foot commercial building at 2589 Boston Road, and two additional residential rental units located at 2597 and 2599 Boston Road. The commercial building, formerly an inn and restaurant, boasts stunning water views of Nine Mile Pond from its second-floor area and offers convenient water access via a private dock. While the restaurant area has been largely gutted, providing a blank canvas for a new owner's vision, the lower level has been recently renovated into multiple offices, currently occupied by a business that will be relocating. The two residential units, directly on the water with their own water access, offer additional income potential. 2599 Boston Road is a 750 square foot, two-bedroom, one-bathroom residence, while 2597 Boston Road is a 900 square foot, one-bedroom, one-bathroom unit. This prime location on Boston Road offers high visibility and accessibility, making it ideal for a variety of commercial ventures. The property's combination of commercial space, residential income, and picturesque waterfront setting creates a truly unique and lucrative investment opportunity. Priced at $950,000.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Friendly Ride Transportation ... Freight Service

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Wilbraham
    County
    Hampden
    State
    Massachusetts
    Longitude
    -72.43588
    Latitude
    42.14938

    Nearby Similar for Sale

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    • $429,900

      Wilbraham Duplex with Updated Unit

      Duplex in Wilbraham with one vacant, updated unit.
      89-91 Stony Hill Rd, Wilbraham, MA 01095
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    • Contact for pricing

      Wilbraham Multifamily Investment Opportunity

      Two-building, four-unit multifamily property in desirable Wilbraham, Massachusetts.
      13 - 13.5 Weston St, Wilbraham, MA 01095
      View Details

    FAQs

    What type of property is this?
    Commercial real estate - Prime Boston Road location, water views, high potential.
    Where is this commercial real estate located?
    The property is located at 2589 Boston Rd Wilbraham, MA.
    What is the asking price?
    The asking price for this property is $950,000.
    (413) 596-6711
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    2589 Boston Rd Wilbraham, MA 01095
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    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
    2589 Boston Rd Wilbraham, MA 01095
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    Listing Contact
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    (413) 596-6711
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