VCA Adams Animal Hospital
For Sale
Contact for pricing
1287 South Main Street, Athol, MA 01331
The property carries a retail classification and is identified as an animal hospital.
Property Size2,430 SF
Price / SF$393
Days on Market142
Property Features for 1287 South Main Street
General Information
Standard status
Active
Size
2,430 SF
Property subtype
Retail, Office, Special Purpose
Lease Type
NN
Investment Type
Net Lease
Net Operating Income
$71,535
Additional Details
Cap Rate
7.49%
Building Details
Year Built
1965
Year Renovated
2012
Tenancy
Single
Listing Agency:
Tri-Oak Consulting Group
Listed By:
Gregory Fitzgerald · License #297753
Source:
Crexi
Added: Apr 13
Changed: Aug 30
Last Checked: Aug 30 at 9:15AM
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 Tri-Oak Consulting Group
Investment Insights
Based on property information with market context.
VCA Adams Animal Hospital is a 2,430-square-foot retail property at 1287 South Main Street in Athol, Massachusetts. The building dates to 1965 and is identified with an animal hospital use within the retail classification.
The property is offered for sale. The listing cites a 7.49% CAP, providing a stated investment metric for evaluating the opportunity. Its Massachusetts location and established building vintage add identifiable context for review by prospective purchasers.
The property is offered for sale. The listing cites a 7.49% CAP, providing a stated investment metric for evaluating the opportunity. Its Massachusetts location and established building vintage add identifiable context for review by prospective purchasers.
Key Highlights
- 2,430‑square‑foot retail property
- Identified as VCA Adams Animal Hospital
- Built in 1965
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
$35,933
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
3.76%
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%
$718,660
$718.7K
Cap Rate 7%
$513,329
$513.3K
Cap Rate 9%
$399,256
$399.3K
Market Conditions
NOI Build-Up for 2,430 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
$52.5K $21.60/SF
− Vacancy
−$1.2K −$0.48/SF
EGI
$51.3K $21.12/SF
− OpEx
−$15.4K −$6.34/SF
NOI
$35.9K $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%
$718,660
Cap Rate 7%
$513,329
Cap Rate 9%
$399,256
Alternative Uses
Best Use
Retail
$513.3K
$449.2K – $598.9K
NOI $35,933 @ 7.0% cap · market cap 3.76%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$829.8K
$726.1K – $968.1K
NOI $58,087 @ 7.0% cap · market cap 6.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
104
Businesses Nearby
65k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 41%
Groceries 29%
Shops & Services 27%
Electronics 2%
McDonald's
Dining
17,707 visits/mo
0.1 miles
Hannaford
Groceries
16,503 visits/mo
0.3 miles
Cumberland Farms
Shops & Services
14,171 visits/mo
0.1 miles
Dunkin' Donuts
Dining
8,933 visits/mo
0.2 miles
Liquor Mart
Groceries
2,744 visits/mo
0.2 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?
Retail space - The property carries a retail classification and is identified as an animal hospital.
Where is this retail space located?
The property is located at 1287 South Main Street Athol, MA.
What is the asking price?
The asking price for this property is $955,000.
What are key features of this property?
This property features: 2,430‑square‑foot retail property; Identified as VCA Adams Animal Hospital; Built in 1965
