Building Details

Year Built 1819

Listing Agency: BERKSHIRE HATHAWAY HOMESERVICES BARNBROOK REALTY

Listed By: Maureen White Kirkby · License #131083 Show Phone

Source: Barnbrookrealty

Added: Sep 29 Changed: Oct 4 Last Checked: Oct 4 at 10:19AM

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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 BERKSHIRE HATHAWAY HOMESERVICES BARNBROOK REALTY

Investment Insights

Based on property information with market context.

Built in 1819, this 5,466-square-foot property is arranged as four residences: three apartments and a larger main home. The configuration offers a distinct residential layout within a historic building.

The property is at 130 S Main St in Sheffield’s Historic District.

Key Highlights

• Four residences: three apartments and a larger main home
• 5,466 square feet
• Built in 1819

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

$81,547

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

9.07%

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%

$1,630,940 $1.6M

Cap Rate 7%

$1,164,957 $1.2M

Cap Rate 9%

$906,078 $906.1K

Market Conditions

NOI Build-Up for 5,466 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

$118.1K $21.60/SF

− Vacancy

−$1.6K −$0.29/SF

EGI

$116.5K $21.31/SF

− OpEx

−$34.9K −$6.39/SF

NOI

$81.5K $14.92/SF

Area

Berkshire County, MA

Vacancy

1.33%

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%

$1,630,940

Cap Rate 7%

$1,164,957

Cap Rate 9%

$906,078

Alternative Uses

Best Use

Multifamily LT 5

$1.16M

$1.02M – $1.36M (±1% cap)

NOI $81,547 @ 7.0% cap · market cap 9.07%

Second Best

Apartment 5plus

$1.07M

$933.7K – $1.24M (±1% cap)

NOI $74,698 @ 7.0% cap · market cap 8.31%

Theoretical Best

Office A

$1.60M

$1.40M – $1.87M (±1% cap)

NOI $112,031 @ 7.0% cap · market cap 12.46%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Quadplexes

Suggested Use

Top Pick Building Supply Auto Repair Shop Big Box & Wholesale Store Grocery & Convenience Store Kitchen & Bath Showroom Cafe & Coffee Shop

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

4

Residential units

Yes

Paved road access

Location Intelligence

Trade Area within ½ mile

108

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

Market

Vacancy Rate% for Multifamily in Northeast region

4% 2022

4.6% 2023

5.3% 2024

5.6% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this quadplexes located? What is the asking price? Find similar properties What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Quadplex - The layout combines three apartments with a larger primary residence.

Where is this quadplex located?

The property is located at 130 Main Sheffield, MA.

What is the asking price?

The asking price for this property is $899,000.

What are key features of this property?

This property features: Four residences: three apartments and a larger main home; 5,466 square feet; Built in 1819