Renovated Historic Live-Work
For Sale
$449,000
107 Main, Sheffield, MA 01257
Renovated 1793 home with a separate one-bedroom unit and a three-bay barn with electricity for studio or office use.
Property Size1,765 SF
Lot Size1.50 Acres
Price / SF$254.39
Days on Market188
Property Features for 107 Main
General Information
Standard status
Active
Size
1,765 SF
Lot size
1.50 Acres
Property subtype
Multi-family
Building Details
Year Built
1793
Listing Agency:
HOUSATONIC REAL ESTATE
Listed By:
Judi Panzano
(413) 528-4423
Source:
Barnbrookrealty
Added: Mar 1
Changed: Sep 4
Last Checked: Sep 4 at 9:48AM
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 HOUSATONIC REAL ESTATE
Investment Insights
Based on property information with market context.
The Hatfield House is a renovated 1793 live-work property in Sheffield, MA, presented as move-in ready. The main residence combines historic character with modern systems and includes a new sealed basement. A separate one-bedroom apartment with its own entrance offers flexible income or guest use.
The property sits on 1.5 acres with protected wetland views. Commercial/residential zoning supports a range of uses, including gallery, studio, office, or home business use.
An adjacent 1,200 sq ft three-bay barn with electricity provides additional space for work or creative operations, complementing the privacy and versatility of this Main Street location.
The property sits on 1.5 acres with protected wetland views. Commercial/residential zoning supports a range of uses, including gallery, studio, office, or home business use.
An adjacent 1,200 sq ft three-bay barn with electricity provides additional space for work or creative operations, complementing the privacy and versatility of this Main Street location.
Key Highlights
- Renovated 1793 Hatfield House with historic character and modern systems, move‑in ready
- Separate one‑bedroom apartment with its own entrance for income or guest use
- 1.5‑acre setting with protected wetland views
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
$26,332
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
5.86%
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%
$526,640
$526.6K
Cap Rate 7%
$376,171
$376.2K
Cap Rate 9%
$292,578
$292.6K
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
−$507 −$0.29/SF
EGI
$37.6K $21.31/SF
− OpEx
−$11.3K −$6.39/SF
NOI
$26.3K $14.92/SF
Area
Berkshire County, MA
Vacancy
1.33%
Lease Rate
$21.60 /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%
$526,640
Cap Rate 7%
$376,171
Cap Rate 9%
$292,578
Alternative Uses
Best Use
Multifamily LT 5
$376.2K
$329.2K – $438.9K
NOI $26,332 @ 7.0% cap · market cap 5.86%
Second Best
Apartment 5plus
$344.6K
$301.5K – $402.0K
NOI $24,120 @ 7.0% cap · market cap 5.37%
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
Location Intelligence
Trade Area within ½ mile
34
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
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Frequently Asked Questions
What type of property is this?
Live-work space - Renovated 1793 home with a separate one-bedroom unit and a three-bay barn with electricity for studio or office use.
Where is this live-work space located?
The property is located at 107 Main 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: Renovated 1793 Hatfield House with historic character and modern systems, move‑in ready; Separate one‑bedroom apartment with its own entrance for income or guest use; 1.5‑acre setting with protected wetland views
