Restored Octagon Mixed-Use
New
For Sale
$685,000
14 Main Street, Shelburne, MA 01370
Residential and commercial zoning supports a flexible live-work configuration with a separate utility-served studio.
Property Size2,491 SF
Price / SF$274.99
Days on Market5
Property Features for 14 Main Street
General Information
Standard status
Active
Size
2,491 SF
Property subtype
Commercial
Additional Details
Utilities to Site
Yes
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
Listed By:
Jocelyn O'Shea
(781) 933-7200
Source:
Jmulkerinrealty
Added: Sep 6
Changed: Sep 10
Last Checked: Sep 10 at 6:32AM
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.
Built in 1850, this 2,491-square-foot octagonal property combines a restored main building with a detached studio. Residential and commercial zoning supports a range of live-work and business configurations, subject to buyer and buyer-agent verification of intended use. The studio has separate utilities and a bath, providing a distinct space for business activity, supplemental income, or an additional use.
Interior details include radiant heated tile floors, handcrafted built-ins, custom lighting, a spiral staircase, and a rooftop cupola. A mahogany deck, gardens, fruit trees, and stone walls contribute to the property’s setting. The building previously operated as an art gallery and is near Shelburne Falls shops, restaurants, the Bridge of Flowers, library, and farmers market.
Interior details include radiant heated tile floors, handcrafted built-ins, custom lighting, a spiral staircase, and a rooftop cupola. A mahogany deck, gardens, fruit trees, and stone walls contribute to the property’s setting. The building previously operated as an art gallery and is near Shelburne Falls shops, restaurants, the Bridge of Flowers, library, and farmers market.
Key Highlights
- 2,491‑square‑foot octagonal mixed‑use property built in 1850
- Residential and commercial zoning supports live‑work and business uses
- Detached studio includes separate utilities and a 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
$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
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Open Analytics
Current Use
Lease Details
Yes
Utilities to site
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
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Market
Vacancy Rate% for Office in Northeast region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Residential and commercial zoning supports a flexible live-work configuration with a separate utility-served studio.
Where is this mixed-use property located?
The property is located at 14 Main Street 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 octagonal mixed‑use property built in 1850; Residential and commercial zoning supports live‑work and business uses; Detached studio includes separate utilities and a bath
