Three-Story Mixed-Use
For Sale
$479,900
14-16 Meadow Street, Northampton, MA 01062
Flexible multi-floor layout combines commercial space with residential-style living areas and room for future conversion review.
Property Size3,016 SF
Lot Size0.26 Acres
Price / SF$159.12
Days on Market173
Property Features for 14-16 Meadow Street
General Information
Standard status
Active
Size
3,016 SF
Lot size
0.26 Acres
Property subtype
Commercial
Building Details
Year Built
1880
Buildings
1
Stories
3
Listing Agency:
Lock and Key Realty Inc.
Listed By:
Liane Sikes
(413) 527-3375
Source:
Taylorrealtors
Added: Mar 11
Changed: Aug 29
Last Checked: Apr 22 at 7:54AM
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 Lock and Key Realty Inc.
Investment Insights
Based on property information with market context.
This 3,016 SF freestanding mixed-use building was constructed in 1880 and occupies a .26-acre parcel. The first floor contains 4–5 rooms and a half bath, providing adaptable commercial space. Upstairs, the second floor includes a partial kitchen, dining area, dryer hookups, living room, three bedrooms, and two full bathrooms. The connected third floor adds open living space and another full bathroom.
The existing arrangement combines commercial and residential configurations within one building. The upper levels may be evaluated for multifamily conversion, while the site offers additional land for development planning. Buyers should complete due diligence and consult the applicable municipal zoning, planning, and sustainability departments regarding permitted changes and development options.
The existing arrangement combines commercial and residential configurations within one building. The upper levels may be evaluated for multifamily conversion, while the site offers additional land for development planning. Buyers should complete due diligence and consult the applicable municipal zoning, planning, and sustainability departments regarding permitted changes and development options.
Key Highlights
- Freestanding mixed‑use building with 3,016 SF
- Situated on a .26‑acre parcel
- First floor includes 4–5 rooms and a half bath
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
$28,908
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
6.02%
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%
$578,160
$578.2K
Cap Rate 7%
$412,971
$413.0K
Cap Rate 9%
$321,200
$321.2K
Market Conditions
NOI Build-Up for 3,016 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
$51.4K $17.04/SF
− Vacancy
−$5.1K −$1.70/SF
EGI
$46.3K $15.34/SF
− OpEx
−$17.3K −$5.75/SF
NOI
$28.9K $9.59/SF
Area
Hampshire County, MA
Vacancy
10.00%
Lease Rate
$17.04 /SF/Yr
Expense Ratio
37.50%
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%
$578,160
Cap Rate 7%
$412,971
Cap Rate 9%
$321,200
Alternative Uses
Best Use
Mixed Use
$413.0K
$361.4K – $481.8K
NOI $28,908 @ 7.0% cap · market cap 6.02%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.84M
$1.61M – $2.14M
NOI $128,568 @ 7.0% cap · market cap 26.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
697
Businesses Nearby
Explore this area
Business Placement
Demographics for 01062, MA
10,910
Population
4,481
Households
2.4
Avg Household Size
49
Median Age
52%
College-Educated
94%
High-School Grad
17.5 sq mi
ZIP Area
623
Density / Sq Mi
$87,800
Median Household Income
$49,979
Median Earnings
$1,016
Median Rent
$389,000
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Flexible multi-floor layout combines commercial space with residential-style living areas and room for future conversion review.
Where is this mixed-use property located?
The property is located at 14-16 Meadow Street Northampton, MA.
What is the asking price?
The asking price for this property is $479,900.
What are key features of this property?
This property features: Freestanding mixed‑use building with 3,016 SF; Situated on a .26‑acre parcel; First floor includes 4–5 rooms and a half bath
