Mixed-Use Property with Auto
For Sale
$589,000
163 Front St, Great Barrington, MA 01236
Commercial Sale, Great Barrington, MA
Property Size5,044 SF
Lot Size0.03 Acres
Price / SF$116.77
Days on Market480
Property Features for 163 Front St
General Information
Property type
Commercial Sale
Property subtype
Other
Rooms
Basement
Interior features
Alarm System, Overhead Doors
Basement
Concrete, Full
Lot features
Paved Drive, Add'l Land Avail
Directions
163 Front Street
Subdivision
South Registry
Standard status
Active
APN
001.0-0000-0129.0
Size
5,044 SF
Lot size
0.03 Acres
Taxes and HOA fees
Tax Year
2023
Tax Annual Amount
2530
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Water source
Private
Amenities
apartments
storage
Building Details
Year built
1926
Building materials
Wood Frame
Roof type
Asphalt
Listing Agency:
HOUSATONIC REAL ESTATE
(413) 274-5065
Listed By:
Suzann Laverack Ward · License #9588333
(413) 329-3031
Added: Apr 28, 2025
Changed: Aug 19
Last Checked: Aug 20 at 7:06AM
MLS# 246125
Copyright © 2026 Berkshire County Board of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 5,044-square-foot mixed-use property includes a full-service auto garage, a two-bay shop, and two separate apartments. The automotive component also provides storage for up to six cars, with additional parking on the property. Overhead doors and an alarm system support the garage operation, while the building’s wood-frame construction dates to 1926. A basement adds storage or utility space.
The property is located at 163 Front St in Great Barrington, Massachusetts. It occupies 0.03 acres and is served by public sewer and a private water source. Cable is available, and the roof is asphalt. The combination of automotive facilities and residential units creates a defined mixed-use configuration for an owner-operator or investor.
The property is located at 163 Front St in Great Barrington, Massachusetts. It occupies 0.03 acres and is served by public sewer and a private water source. Cable is available, and the roof is asphalt. The combination of automotive facilities and residential units creates a defined mixed-use configuration for an owner-operator or investor.
Key Highlights
- 5,044 SF mixed‑use property with automotive and residential components
- Full‑service auto garage with a two‑bay shop
- Two separate apartments included
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
$51,071
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
8.67%
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%
$1,021,420
$1.0M
Cap Rate 7%
$729,586
$729.6K
Cap Rate 9%
$567,456
$567.5K
Market Conditions
NOI Build-Up for 5,044 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
$90.8K $18.00/SF
− Vacancy
−$9.1K −$1.80/SF
EGI
$81.7K $16.20/SF
− OpEx
−$30.6K −$6.07/SF
NOI
$51.1K $10.13/SF
Area
Berkshire County, MA
Vacancy
10.00%
Lease Rate
$18.00 /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%
$1,021,420
Cap Rate 7%
$729,586
Cap Rate 9%
$567,456
Alternative Uses
Best Use
Specialty Retail
$1.12M
$978.5K – $1.30M
NOI $78,281 @ 7.0% cap · market cap 13.29%
Second Best
Apartment 5plus
$984.7K
$861.6K – $1.15M
NOI $68,931 @ 7.0% cap · market cap 11.70%
Theoretical Best
Office A
$1.48M
$1.29M – $1.72M
NOI $103,382 @ 7.0% cap · market cap 17.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Service bays
2
Residential units
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
107
Businesses Nearby
Explore this area
Business Placement
Demographics for 01236, MA
1,513
Population
789
Households
1.9
Avg Household Size
48
Median Age
62%
College-Educated
97%
High-School Grad
6.6 sq mi
ZIP Area
229
Density / Sq Mi
$91,172
Median Household Income
$48,301
Median Earnings
$481,300
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 - Automotive service space combines with two apartments, storage, and additional parking in a compact commercial property.
Where is this mixed-use property located?
The property is located at 163 Front St Great Barrington, MA.
What is the asking price?
The asking price for this property is $589,000.
What are key features of this property?
This property features: 5,044 SF mixed‑use property with automotive and residential components; Full‑service auto garage with a two‑bay shop; Two separate apartments included
