Renovated Office
For Sale
Contact for pricing
160 Old Farm Rd, Amherst, MA 01002
Recently renovated office suites with flexible layouts and on-site parking available for purchase.
Property Size2,556 SF
Price / SF$586.85
Days on Market342
Property Features for 160 Old Farm Rd
General Information
Standard status
Active
Size
2,556 SF
Property subtype
OFFICE
Properties For Sale
at 160 Old Farm Rd Contact us- Floor
- 1
- Size
- 2,556 SF
- Type
- OFFICE
- Lease Type
- NNN
- Availability
- AVAILABLE, Now
- Sublease
- No
160 Old Farm Rd
- Professional office suites – 1,500-4,000 sf & 2,556 sf available
- Great condition...
show more
Contact us
- Floor
- 1
- Size
- 4,000 SF
- Type
- OFFICE
- Lease Type
- NNN
- Availability
- AVAILABLE, Now
- Sublease
- No
160 Old Farm Rd
- Professional office suites – 1,500-4,000 sf & 2,556 sf available
- Great condition...
show more
Contact us
Listing Agency:
Jennings Real Estate Services
(413) 731-7770
Listed By:
Jonathan Little · License #9519962
(413) 233-6066
Source:
Moodyscre
Added: Sep 30, 2025
Changed: Aug 8
Last Checked: Jul 22 at 4:05PM
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 Jennings Real Estate Services
Investment Insights
Based on property information with market context.
This offering includes professional office suites in great condition, recently renovated, with flexible layouts. Available suite sizes range from 1,500 to 4,000 square feet, including a 2,556 square foot option.
The property provides on-site parking for occupants and visitors. This is a straightforward fit for businesses looking for move-in ready office space with adaptable floorplans.
Suites can be sized to match operational needs, supported by a flexible layout configuration within a professionally maintained office environment.
The property provides on-site parking for occupants and visitors. This is a straightforward fit for businesses looking for move-in ready office space with adaptable floorplans.
Suites can be sized to match operational needs, supported by a flexible layout configuration within a professionally maintained office environment.
Key Highlights
- Professional office suites ranging from 1,500–4,000 SF, with 2,556 SF also available
- Recently renovated and in great condition
- On‑site parking available for tenants
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
$80,243
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
5.35%
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%
$1,604,860
$1.6M
Cap Rate 7%
$1,146,329
$1.1M
Cap Rate 9%
$891,589
$891.6K
Market Conditions
NOI Build-Up for 2,556 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
$131.3K $51.36/SF
− Vacancy
−$24.3K −$9.50/SF
EGI
$107.0K $41.86/SF
− OpEx
−$26.7K −$10.46/SF
NOI
$80.2K $31.39/SF
Area
Hampshire County, MA
Vacancy
18.50%
Lease Rate
$51.36 /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%
$1,604,860
Cap Rate 7%
$1,146,329
Cap Rate 9%
$891,589
Alternative Uses
Best Use
Office B
$1.15M
$1.00M – $1.34M
NOI $80,243 @ 7.0% cap · market cap 5.35%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.56M
$1.36M – $1.82M
NOI $108,959 @ 7.0% cap · market cap 7.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
179
Businesses Nearby
Explore this area
Business Placement
Demographics for 01002, MA
27,558
Population
11,089
Households
2.5
Avg Household Size
30
Median Age
74%
College-Educated
97%
High-School Grad
53.3 sq mi
ZIP Area
517
Density / Sq Mi
$69,411
Median Household Income
$22,570
Median Earnings
$1,561
Median Rent
$449,000
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?
Office units - Recently renovated office suites with flexible layouts and on-site parking available for purchase.
Where is this office units located?
The property is located at 160 Old Farm Rd Amherst, MA.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: Professional office suites ranging from 1,500–4,000 SF, with 2,556 SF also available; Recently renovated and in great condition; On‑site parking available for tenants
