138 Main Rd, Westhampton, MA 01027

Listing Agency: NAI Plotkin Show Phone

Listed By: Jim Reardon · License MA #9564256 Show Phone

Source: Moodyscre

Added: Oct 30 Changed: Nov 6 Last Checked: Nov 8 at 6:01AM

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Review the available facts, identify missing information and prepare questions for the agent.

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Investment Insights

Based on property information with market context.

At 11,883 square feet, this mixed-use property combines agricultural land with retail and dining operations, craft beverage production, and event facilities. The remarks describe it as an operating agritourism business with a customer base built over generations.

Septic system work was completed in 2023–2024. The property is located at 138 Main Rd in Westhampton, Massachusetts.

Key Highlights

• 11,883 square feet of mixed‑use property
• Agricultural land alongside retail and dining operations
• Craft beverage production and event facilities

Financial Insights

Estimated NOI and Cap Rate

NOI / Yr

$244,053

Cap Rate

8.42%

Suggested Prices Based on Cap Rates

Cap Rate 5%

$4,881,060 $4.9M

Cap Rate 7%

$3,486,471 $3.5M

Cap Rate 9%

$2,711,700 $2.7M

Is this asking price fair?

Market Conditions

NOI Build-Up for 11,883 SF

Gross rent

$356.5K $30.00/SF

− Vacancy

−$7.8K −$0.66/SF

EGI

$348.6K $29.34/SF

− OpEx

−$104.6K −$8.80/SF

NOI

$244.1K $20.54/SF

Area

Hampshire County, MA

Vacancy

2.20%

Lease Rate

$30.00 /SF/Yr

Expense Ratio

30.00%

Simulate Cap Rate and NOI

Suggested Prices Based on Cap Rates

Cap Rate 5%

$4,881,060

Cap Rate 7%

$3,486,471

Cap Rate 9%

$2,711,700

Alternative Uses

Best Use

Retail

$3.49M

$3.05M – $4.07M (±1% cap)

NOI $244,053 @ 7.0% cap · market cap 8.42%

Second Best

Mixed Use

$1.63M

$1.42M – $1.90M (±1% cap)

NOI $113,899 @ 7.0% cap · market cap 3.93%

Theoretical Best

Office A

$7.24M

$6.33M – $8.44M (±1% cap)

NOI $506,558 @ 7.0% cap · market cap 17.47%

Zoning and permitted uses should be independently verified with authorities. How Realmo checks its estimates

Property Analytics

Who owns this building? See the owner, sales and loan history

Open Analytics

Current Use

Retail space

Suggested Use

Top Pick Auto Repair Shop Furniture & Home Goods Kitchen & Bath Showroom Veterinary Clinic Pet Store Food Market

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

Location Intelligence

Trade Area within ½ mile

16

Businesses Nearby

Explore this area Business Placement

Demographics for 01027, MA

17,896

Population

9,221

Households

1.9

Avg Household Size

46

Median Age

41%

College-Educated

93%

High-School Grad

40.6 sq mi

ZIP Area

441

Density / Sq Mi

$73,657

Median Household Income

$45,652

Median Earnings

$1,195

Median Rent

$348,300

Median Home Value

Market

Vacancy Rate% for Retail in Northeast region

6% 2019

7.1% 2020

6.5% 2021

6% 2022

5.7% 2023

5.6% 2024

6% 2025

Frequently Asked Questions

What type of property is this?

Mixed-use property - The property brings together agricultural land, retail, food service, beverage production, and event space.

Where is this mixed-use property located?

The property is located at 138 Main Rd Westhampton, MA.

What is the asking price?

The asking price for this property is $2,900,000.

What are key features of this property?

This property features: 11,883 square feet of mixed‑use property; Agricultural land alongside retail and dining operations; Craft beverage production and event facilities