Retail Strip Center with 4
For Sale
$1,199,000
123 S Main St Athol, Athol, MA 01331
Multi-storefront retail strip offers street visibility, parking, and flexible space for service, food, convenience, or professional use.
Property Size7,074 SF
Lot Size0.57 Acres
Price / SF$169.49
Days on Market93
Property Features for 123 S Main St Athol
General Information
Standard status
Active
Size
7,074 SF
Lot size
0.57 Acres
Zoning
G
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$4,010
Amenities
No HOA Fees
Building Details
Building Size
7,074 SF
Year Built
1986
Listed By:
Amanda Lucido Hodges
(508) 643-8166
Source:
Bournetosellrealestate
Added: Jun 9
Changed: Aug 8
Last Checked: Sep 9 at 5:22AM
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 Amanda Lucido Hodges
Investment Insights
Based on property information with market context.
This retail property is a 7,000+ SF strip center featuring four commercial storefronts within a single, cohesive configuration. Set on 0.57 acres, the building is designed to support multiple ground-floor retail users, with layouts described as flexible for service retail, food concepts, convenience, or professional uses. Ample parking and a storefront-oriented setup make it straightforward for customers to access and navigate the individual spaces.
The property is located at 123 S Main Street in Athol, Massachusetts, along a Main Street retail corridor. Public remarks note strong street visibility and walkable access from surrounding residential neighborhoods, with convenient access to Route 2, the region’s primary east-west highway. The center is positioned to serve customers and employees traveling in from Athol, Orange, Gardner, and the greater North Central Massachusetts area.
For tenants, this configuration can work well for operators who want storefront identity and the ability to tailor their space within a multi-tenant retail setting. For buyers, the asset offers an owner-user option alongside the potential to market to multiple retail formats across four storefronts, supported by practical site amenities like parking and prominent curb presence.
The property is located at 123 S Main Street in Athol, Massachusetts, along a Main Street retail corridor. Public remarks note strong street visibility and walkable access from surrounding residential neighborhoods, with convenient access to Route 2, the region’s primary east-west highway. The center is positioned to serve customers and employees traveling in from Athol, Orange, Gardner, and the greater North Central Massachusetts area.
For tenants, this configuration can work well for operators who want storefront identity and the ability to tailor their space within a multi-tenant retail setting. For buyers, the asset offers an owner-user option alongside the potential to market to multiple retail formats across four storefronts, supported by practical site amenities like parking and prominent curb presence.
Key Highlights
- 7,000+ SF retail property built in 1986 at 123 S Main Street in Athol, MA
- 4 commercial storefronts within a strip center on 0.57 acres
- Flexible layouts suited for service retail, food concepts, convenience, or professional uses
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
$104,606
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
8.72%
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%
$2,092,120
$2.1M
Cap Rate 7%
$1,494,371
$1.5M
Cap Rate 9%
$1,162,289
$1.2M
Market Conditions
NOI Build-Up for 7,074 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
$152.8K $21.60/SF
− Vacancy
−$3.4K −$0.48/SF
EGI
$149.4K $21.12/SF
− OpEx
−$44.8K −$6.34/SF
NOI
$104.6K $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%
$2,092,120
Cap Rate 7%
$1,494,371
Cap Rate 9%
$1,162,289
Alternative Uses
Best Use
Retail
$1.49M
$1.31M – $1.74M
NOI $104,606 @ 7.0% cap · market cap 8.72%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.42M
$2.11M – $2.82M
NOI $169,097 @ 7.0% cap · market cap 14.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
Yes
Highway access
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Strip mall - Multi-storefront retail strip offers street visibility, parking, and flexible space for service, food, convenience, or professional use.
Where is this strip mall located?
The property is located at 123 S Main St Athol 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: 7,000+ SF retail property built in 1986 at 123 S Main Street in Athol, MA; 4 commercial storefronts within a strip center on 0.57 acres; Flexible layouts suited for service retail, food concepts, convenience, or professional uses
