Mixed-Use Property with
New
For Sale
$449,000
107 S Main St, Sheffield, MA 01257
Live/work property combining a commercial barn, historic residence, and new private apartment near Great Barrington.
Property Size1,765 SF
Lot Size1.50 Acres
Price / SF$254.39
Days on Market5
Property Features for 107 S Main St
General Information
Standard status
Active
Size
1,765 SF
Total Parking Spaces
4
Lot size
1.50 Acres
Zoning
Commercial and Residential
Additional Details
Asking Price
$449,000
Utilities to Site
Yes
Taxes and HOA fees
Annual Taxes
$4,499
Building Details
Building Size
1,765 SF
Year Built
1793
Buildings
2
Listing Agency:
HOUSATONIC REAL ESTATE
(203) 209-8769
Listed By:
Judi Panzano · License #9585682
(203) 209-8769
Source:
413realestate
Added: Aug 3
Changed: Aug 4
Last Checked: Aug 6 at 3:37AM
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.
This mixed-use property combines a historic residence with a separate three-bay barn suited to commercial and creative uses. The barn measures approximately 1,200 square feet and includes electricity, parking, and visibility along Route 7. Potential applications identified for the space include a gallery, studio, workshop, showroom, office, or other creative business. The property also includes a new private one-bedroom apartment within the residence.
Built in 1793, the house has a new roof and a new septic system designed for three bedrooms. The approximately 1.5-acre property is located at 107 S Main St in Sheffield, approximately five minutes from Great Barrington, and carries both commercial and residential zoning. The property size is listed as 1,765 square feet.
Built in 1793, the house has a new roof and a new septic system designed for three bedrooms. The approximately 1.5-acre property is located at 107 S Main St in Sheffield, approximately five minutes from Great Barrington, and carries both commercial and residential zoning. The property size is listed as 1,765 square feet.
Key Highlights
- Approximately 1,200‑square‑foot three‑bay barn with Route 7 visibility
- Commercial and residential zoning
- 1793 residence with a new private one‑bedroom apartment
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
$22,989
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
5.12%
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%
$459,780
$459.8K
Cap Rate 7%
$328,414
$328.4K
Cap Rate 9%
$255,433
$255.4K
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
−$7.5K −$4.23/SF
EGI
$30.7K $17.37/SF
− OpEx
−$7.7K −$4.34/SF
NOI
$23.0K $13.02/SF
Area
Berkshire County, MA
Vacancy
19.60%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
25.00%
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%
$459,780
Cap Rate 7%
$328,414
Cap Rate 9%
$255,433
Alternative Uses
Best Use
Office B
$328.4K
$287.4K – $383.2K
NOI $22,989 @ 7.0% cap · market cap 5.12%
Second Best
Retail
$304.4K
$266.3K – $355.1K
NOI $21,305 @ 7.0% cap · market cap 4.74%
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
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
120
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?
Mixed-use property - Live/work property combining a commercial barn, historic residence, and new private apartment near Great Barrington.
Where is this mixed-use property located?
The property is located at 107 S Main St 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: Approximately 1,200‑square‑foot three‑bay barn with Route 7 visibility; Commercial and residential zoning; 1793 residence with a new private one‑bedroom apartment
