Retail Strip on Main
For Sale
Contact for pricing
123 S Main St, Athol, MA 01331
High-visibility retail strip with four storefronts in Athol, MA.
Property Size6,632 SF
Lot Size0.57 Acres
Price / SF$180.79
Days on Market154
Property Features for 123 S Main St
General Information
Standard status
Active
Size
6,632 SF
Class
C
Lot size
0.57 Acres
Property subtype
Retail
Occupancy
75%
Lease Type
NNN
Building Details
Year Built
1986
Units
4
Tenancy
Multi
Listing Agency:
KW Commerical North Central
(978) 840-9000
Listed By:
Duncan Chapman · License #RI REB 16356
Source:
Crexi
Added: Mar 11
Changed: Aug 8
Last Checked: Aug 8 at 6:36AM
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 KW Commerical North Central
Investment Insights
Based on property information with market context.
Located at 123 S Main Street in Athol, MA, this 6,632 SF retail property features four commercial storefronts in a well-positioned neighborhood strip center. Situated on 0.57 acres, the property offers strong street visibility, ample parking, and flexible layouts suitable for service retail, food concepts, convenience, or professional uses. Situated along the Main Street retail corridor, the property benefits from consistent local traffic and accessibility from surrounding residential neighborhoods. Just minutes to Route 2, the region’s primary east–west highway, the location provides easy access for customers and employees from Athol, Orange, Gardner, and greater North Central Massachusetts. This storefront strip delivers stable retail fundamentals, walkable access, and strategic positioning in a growing market.
Key Highlights
- High‑visibility location on Main Street retail corridor.
- Four commercial storefronts offering flexible layouts.
- Ample parking for customers and employees.
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
$98,070
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
8.18%
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%
$1,961,400
$2.0M
Cap Rate 7%
$1,401,000
$1.4M
Cap Rate 9%
$1,089,667
$1.1M
Market Conditions
NOI Build-Up for 6,632 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
$143.3K $21.60/SF
− Vacancy
−$3.2K −$0.48/SF
EGI
$140.1K $21.12/SF
− OpEx
−$42.0K −$6.34/SF
NOI
$98.1K $14.79/SF
Area
Worcester County, MA
Vacancy
2.20%
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%
$1,961,400
Cap Rate 7%
$1,401,000
Cap Rate 9%
$1,089,667
Alternative Uses
Best Use
Retail
$1.40M
$1.23M – $1.63M
NOI $98,070 @ 7.0% cap · market cap 8.18%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.26M
$1.98M – $2.64M
NOI $158,531 @ 7.0% cap · market cap 13.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
347
Businesses Nearby
23k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 93%
Dining 7%
Cumberland Farms
Shops & Services
10,895 visits/mo
0.4 miles
Ocean State Job Lot
Shops & Services
7,792 visits/mo
0.3 miles
BP
Shops & Services
2,294 visits/mo
0.3 miles
Domino's Pizza
Dining
1,700 visits/mo
0.4 miles
Napa Auto Parts
Shops & Services
318 visits/mo
0.1 miles
Demographics for 01331, MA
13,656
Population
6,050
Households
2.3
Avg Household Size
44
Median Age
21%
College-Educated
89%
High-School Grad
54.2 sq mi
ZIP Area
252
Density / Sq Mi
$68,345
Median Household Income
$42,132
Median Earnings
$1,041
Median Rent
$257,300
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?
Strip mall - High-visibility retail strip with four storefronts in Athol, MA.
Where is this strip mall located?
The property is located at 123 S Main St Athol, MA.
What is the asking price?
The asking price for this property is $1,199,000.
What are key features of this property?
This property features: High‑visibility location on Main Street retail corridor.; Four commercial storefronts offering flexible layouts.; Ample parking for customers and employees.
