VCA Animal Hospital Investment
For Sale
Contact for pricing
108 Shaker Road, East Longmeadow, MA 01028
Single-tenant retail property with a long-term lease in place.
Property Size4,557 SF
Lot Size0.42 Acres
Price / SF$388.88
Days on Market99
Property Features for 108 Shaker Road
General Information
Standard status
Active
Size
4,557 SF
Lot size
0.42 Acres
Property subtype
Retail
Lease Type
NN
Net Operating Income
$124,050
Building Details
Year Built
1968
Year Renovated
2016
Buildings
1
Stories
1
Tenancy
Single
Listing Agency:
Horvath & Tremblay
Listed By:
Aaron Huntley · License #9525062-RE-S
Source:
Crexi
Added: May 26
Changed: Aug 31
Last Checked: Aug 30 at 11:52PM
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 Horvath & Tremblay
Investment Insights
Based on property information with market context.
The property features a single-tenant building of 4,557 square feet on a 0.42-acre parcel. The tenant, VCA Animal Hospital, has been operating at this location since 2006 and recently exercised a five-year renewal option, indicating a commitment to the site. The lease has over 5 years of term remaining with one 5-year renewal option. The lease includes 2% annual rent increases throughout the primary lease term and renewal options. The property is located along Shaker Road, a commercial and commuter corridor serving East Longmeadow and surrounding communities. It is near the town's rotary-style center and primary retail cluster, benefiting from proximity to grocers, national and local retailers, restaurants, and a nearby industrial district. The location is surrounded by established residential neighborhoods and area schools, supporting a customer base. The property offers access to MA Routes 83 and 186, US Route 5, and Interstate 91, providing connectivity to Springfield, Holyoke, Northampton, and the greater Hartford market. The property is suitable for commercial real estate and retail purposes.
Key Highlights
- Long‑term tenant (VCA Animal Hospital) with a proven operating history since 2006.
- Recently exercised a five‑year renewal option, demonstrating commitment.
- Over 5 years of lease term remaining with one (1), 5‑year renewal option available.
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
$74,873
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
4.22%
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%
$1,497,460
$1.5M
Cap Rate 7%
$1,069,614
$1.1M
Cap Rate 9%
$831,922
$831.9K
Market Conditions
NOI Build-Up for 4,557 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
$109.4K $24.00/SF
− Vacancy
−$2.4K −$0.53/SF
EGI
$107.0K $23.47/SF
− OpEx
−$32.1K −$7.04/SF
NOI
$74.9K $16.43/SF
Area
Hampden County, MA
Vacancy
2.20%
Lease Rate
$24.00 /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%
$1,497,460
Cap Rate 7%
$1,069,614
Cap Rate 9%
$831,922
Alternative Uses
Best Use
Retail
$1.07M
$935.9K – $1.25M
NOI $74,873 @ 7.0% cap · market cap 4.22%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.81M
$2.46M – $3.28M
NOI $196,600 @ 7.0% cap · market cap 11.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
593
Businesses Nearby
88k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 45%
Shops & Services 31%
Home Improvements & Furnishings 21%
Beauty & Spa 3%
Shell
Shops & Services
16,028 visits/mo
0.5 miles
Rocky's Ace Hardware
Home Improvements & Furnishings
13,940 visits/mo
0.5 miles
Starbucks
Dining
11,961 visits/mo
0.4 miles
Chipotle Mexican Grill
Dining
10,716 visits/mo
0.4 miles
Pizza Shoppe
Dining
9,096 visits/mo
0.1 miles
Demographics for 01028, MA
16,417
Population
6,051
Households
2.7
Avg Household Size
46
Median Age
47%
College-Educated
94%
High-School Grad
12.9 sq mi
ZIP Area
1,273
Density / Sq Mi
$100,997
Median Household Income
$58,108
Median Earnings
$1,229
Median Rent
$344,100
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Single-tenant retail property with a long-term lease in place.
Where is this retail space located?
The property is located at 108 Shaker Road East Longmeadow, MA.
What is the asking price?
The asking price for this property is $1,772,147.
What are key features of this property?
This property features: Long‑term tenant (VCA Animal Hospital) with a proven operating history since 2006.; Recently exercised a five‑year renewal option, demonstrating commitment.; Over 5 years of lease term remaining with one (1), 5‑year renewal option available.
