Mixed-Use Property with Commercial
New
For Sale
$699,900
150-152 West Main Street, West Brookfield, MA 01585
Two-building offering combines restaurant infrastructure with above-grade living space and separate septic systems.
Property Size4,939 SF
Days on Market2
Property Features for 150-152 West Main Street
General Information
Standard status
Active
Size
4,939 SF
Property subtype
Business Opportunity
Building Details
Building Size
4,939 SF
Year Built
1929
Listing Agency:
Post Road Realty
(774) 200-3523
Listed By:
Paolucci Team · License #453010679
(774) 200-3523
Source:
Liongatere
Added: Aug 19
Changed: Aug 20
Last Checked: Aug 20 at 4:52AM
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 Post Road Realty
Investment Insights
Based on property information with market context.
This two-property offering combines a restaurant-oriented commercial building with additional above-grade living space. The 152 West Main Street building contains approximately 3,339 square feet, including a commercial kitchen, dining area, two bathrooms, and handicap accessibility features. Restaurant equipment conveys as-is. The layout also includes a walk-out lower level that is excluded from the stated square footage.
At 150 West Main Street, approximately 1,140 square feet of above-grade living space is complemented by 400-amp electrical service and a private septic system. The building was originally designed as a bakery and most recently used as a single-family residence. Each property has its own septic system, and the 150 West Main Street system has a passing Title 5 inspection. The offering includes parking for both buildings, town water, natural gas available at the street, and visibility along Route 9. The property was built in 1929.
At 150 West Main Street, approximately 1,140 square feet of above-grade living space is complemented by 400-amp electrical service and a private septic system. The building was originally designed as a bakery and most recently used as a single-family residence. Each property has its own septic system, and the 150 West Main Street system has a passing Title 5 inspection. The offering includes parking for both buildings, town water, natural gas available at the street, and visibility along Route 9. The property was built in 1929.
Key Highlights
- Approximately 3,339 square feet of commercial space at 152 West Main Street
- Commercial kitchen, dining area, two bathrooms, and handicap accessibility features
- Approximately 1,140 square feet of above‑grade living space at 150 West Main Street
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
$45,087
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
6.44%
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%
$901,740
$901.7K
Cap Rate 7%
$644,100
$644.1K
Cap Rate 9%
$500,967
$501.0K
Market Conditions
NOI Build-Up for 4,939 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
$68.2K $13.80/SF
− Vacancy
−$3.7K −$0.76/SF
EGI
$64.4K $13.04/SF
− OpEx
−$19.3K −$3.91/SF
NOI
$45.1K $9.13/SF
Area
Worcester County, MA
Vacancy
5.50%
Lease Rate
$13.80 /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%
$901,740
Cap Rate 7%
$644,100
Cap Rate 9%
$500,967
Alternative Uses
Best Use
Specialty Retail
$1.12M
$978.2K – $1.30M
NOI $78,252 @ 7.0% cap · market cap 11.18%
Second Best
Industrial
$644.1K
$563.6K – $751.5K
NOI $45,087 @ 7.0% cap · market cap 6.44%
Theoretical Best
Office A
$1.69M
$1.48M – $1.97M
NOI $118,062 @ 7.0% cap · market cap 16.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
67
Businesses Nearby
Explore this area
Business Placement
Demographics for 01585, MA
4,899
Population
2,432
Households
2
Avg Household Size
50
Median Age
28%
College-Educated
94%
High-School Grad
28.1 sq mi
ZIP Area
174
Density / Sq Mi
$70,753
Median Household Income
$42,338
Median Earnings
$1,153
Median Rent
$319,800
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two-building offering combines restaurant infrastructure with above-grade living space and separate septic systems.
Where is this mixed-use property located?
The property is located at 150-152 West Main Street West Brookfield, MA.
What is the asking price?
The asking price for this property is $699,900.
What are key features of this property?
This property features: Approximately 3,339 square feet of commercial space at 152 West Main Street; Commercial kitchen, dining area, two bathrooms, and handicap accessibility features; Approximately 1,140 square feet of above‑grade living space at 150 West Main Street
