Mixed-Use Property with
For Sale
$449,000
107 S Main St, Sheffield, MA 01257
Commercial Sale, Sheffield, MA
Property Size1,765 SF
Lot Size1.51 Acres
Price / SF$254.39
Days on Market48
Property Features for 107 S Main St
General Information
Property type
Commercial Sale
Property subtype
Other
Rooms
Basement
Parking
4
Parking features
Garage
Basement
Dirt Floor, Sump Pump
Appliances
Cooktop, Dishwasher, Dryer, Refrigerator, Washer, Built-In Electric Oven
Lot features
Irregular Shape
Directions
Take Route 7 to sheffield Mass. One mile south on Rt 7 towards CT on your left side.
Subdivision
South Registry
Standard status
Active
APN
024 ooo1 0040.0
Size
1,765 SF
Lot size
1.51 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
4499
Utilities
Utilities
Cable Available
Sewer type
Private Sewer
Cooling system
Electric
Water source
Private
Building Details
Year built
1793
Number of units
2
Building materials
Wood Frame
Roof type
Asphalt
Listing Agency:
HOUSATONIC REAL ESTATE
(413) 274-5065
Listed By:
Judi Panzano · License #9585682
(203) 209-8769
Added: Aug 1
Changed: Sep 15
Last Checked: Sep 17 at 1:06PM
MLS# 250401
Copyright © 2026 Berkshire County Board of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This mixed-use property includes a 1,765-square-foot residence built in 1793 and an approximately 1,200-square-foot, three-bay barn. The barn has electricity, parking, and commercial potential for a gallery, studio, workshop, showroom, office, or creative business. The residence includes a new private one-bedroom apartment, a new roof, and a new three-bedroom septic system.
Set on approximately 1.51 acres, the property has Route 7 visibility and protected views. Commercial and residential zoning support the combined live-work configuration. Additional property features include a garage, private water, private sewer, cable availability, and an asphalt roof. The property is located in Sheffield, approximately five minutes from Great Barrington.
Set on approximately 1.51 acres, the property has Route 7 visibility and protected views. Commercial and residential zoning support the combined live-work configuration. Additional property features include a garage, private water, private sewer, cable availability, and an asphalt roof. The property is located in Sheffield, approximately five minutes from Great Barrington.
Key Highlights
- Approximately 1,200‑square‑foot, three‑bay barn with electricity and parking
- 1,765‑square‑foot residence built in 1793
- Approximately 1.51 acres with Route 7 visibility and protected 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
$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
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Open Analytics
Current Use
Lease Details
2
Residential units
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
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Market
Vacancy Rate% for Office in Northeast region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - The property combines commercial and residential zoning with a barn, residence, parking, and private utilities.
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 electricity and parking; 1,765‑square‑foot residence built in 1793; Approximately 1.51 acres with Route 7 visibility and protected views
