Restored Octagonal Mixed-Use
New
For Sale
$685,000
14 Main St, Shelburne, MA 01370
Flexible building with a separate utility-equipped studio and zoning that supports residential and commercial use.
Property Size2,491 SF
Price / SF$274.99
Days on Market3
Property Features for 14 Main St
General Information
Standard status
Active
Size
2,491 SF
Property subtype
Commercial
Amenities
radiant heated tile floors
handcrafted built-ins
custom lighting
dramatic spiral staircase
rooftop cupola
mahogany deck
gardens
fruit trees
stone walls
Building Details
Year Built
1850
Buildings
2
Listing Agency:
REMAX Connections - Greenfield
(413) 828-9797
Listed By:
Jocelyn O'Shea · License #452517836
(413) 923-1120
Source:
Lockandkeyre
Added: Sep 8
Changed: Sep 10
Last Checked: Sep 10 at 7:01AM
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 REMAX Connections - Greenfield
Investment Insights
Based on property information with market context.
This restored octagonal mixed-use property combines a primary building with a detached studio, creating a flexible arrangement for residential and commercial occupancy. The studio has its own utilities and bathroom, while the main structure includes radiant heated tile floors, handcrafted built-ins, custom lighting, a spiral staircase, rooftop cupola, and mahogany deck. Originally constructed in 1850, the property contains 2,491 square feet and retains distinctive architectural character alongside detailed interior craftsmanship.
Outdoor features include gardens, fruit trees, and stone walls. The property is situated near village shops, restaurants, the Bridge of Flowers, library, and farmers market. Zoning is R1, with the source information identifying both residential and commercial use potential; intended use should be verified by the buyer or buyer’s agent.
Outdoor features include gardens, fruit trees, and stone walls. The property is situated near village shops, restaurants, the Bridge of Flowers, library, and farmers market. Zoning is R1, with the source information identifying both residential and commercial use potential; intended use should be verified by the buyer or buyer’s agent.
Key Highlights
- 2,491‑square‑foot mixed‑use property constructed in 1850
- Octagonal main building with a detached studio
- Detached studio includes its own utilities and bathroom
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
$34,749
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
5.07%
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%
$694,980
$695.0K
Cap Rate 7%
$496,414
$496.4K
Cap Rate 9%
$386,100
$386.1K
Market Conditions
NOI Build-Up for 2,491 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
$59.8K $24.00/SF
− Vacancy
−$13.5K −$5.40/SF
EGI
$46.3K $18.60/SF
− OpEx
−$11.6K −$4.65/SF
NOI
$34.7K $13.95/SF
Area
Franklin County, MA
Vacancy
22.50%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
25.00%
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%
$694,980
Cap Rate 7%
$496,414
Cap Rate 9%
$386,100
Alternative Uses
Best Use
Office B
$496.4K
$434.4K – $579.2K
NOI $34,749 @ 7.0% cap · market cap 5.07%
Second Best
Mixed Use
$368.3K
$322.3K – $429.7K
NOI $25,782 @ 7.0% cap · market cap 3.76%
Theoretical Best
Healthcare Medical
$1.03M
$903.8K – $1.21M
NOI $72,306 @ 7.0% cap · market cap 10.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
314
Businesses Nearby
Explore this area
Business Placement
Demographics for 01370, MA
3,932
Population
1,945
Households
2
Avg Household Size
52
Median Age
50%
College-Educated
95%
High-School Grad
48.2 sq mi
ZIP Area
82
Density / Sq Mi
$76,715
Median Household Income
$39,367
Median Earnings
$1,057
Median Rent
$334,000
Median Home Value
Market
Vacancy Rate% for Office 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?
Mixed-use property - Flexible building with a separate utility-equipped studio and zoning that supports residential and commercial use.
Where is this mixed-use property located?
The property is located at 14 Main St Shelburne, MA.
What is the asking price?
The asking price for this property is $685,000.
What are key features of this property?
This property features: 2,491‑square‑foot mixed‑use property constructed in 1850; Octagonal main building with a detached studio; Detached studio includes its own utilities and bathroom
