Mixed-Use Office and
For Sale
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190 University Dr, Amherst, MA 01002
Commercial office space with an attached two-bedroom apartment on a mixed-use site near major Amherst institutions.
Property Size4,911 SF
Price / SF$193.44
Days on Market220
Property Features for 190 University Dr
General Information
Standard status
Active
Size
4,911 SF
Property subtype
OFFICE
Listing Agency:
Region Commercial
(413) 415-1200
Listed By:
Ben Bolotin · License #9582125
(413) 530-3215
Source:
Moodyscre
Added: Feb 6
Changed: Sep 10
Last Checked: Sep 13 at 10:37AM
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 Region Commercial
Investment Insights
Based on property information with market context.
Located at 190 University Drive, this mixed-use property offers commercial office space combined with an attached residential unit. The residential portion is a two-bedroom apartment, providing flexibility for live-work use or supplemental rental income in a single building configuration.
The property sits along a well-traveled commercial corridor with convenient access to major area connectors, including Route 9. It is also positioned within close proximity to Amherst College and the University of Massachusetts Amherst, both less than one mile away.
The site is within the new University Drive Overlay District, which supports increased building height and density and is designed to encourage mixed-use development with residential units above street-level commercial spaces.
The property sits along a well-traveled commercial corridor with convenient access to major area connectors, including Route 9. It is also positioned within close proximity to Amherst College and the University of Massachusetts Amherst, both less than one mile away.
The site is within the new University Drive Overlay District, which supports increased building height and density and is designed to encourage mixed-use development with residential units above street-level commercial spaces.
Key Highlights
- Mixed‑use property at 190 University Drive, Amherst, MA on roughly 0.45 acres with approx. 4,911 SF building area
- Includes commercial office space plus an attached 2‑bedroom apartment for live‑work or supplemental rental income
- Located along a well‑traveled commercial corridor with convenient access to major area connectors, including Route 9
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
$47,072
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
4.95%
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%
$941,440
$941.4K
Cap Rate 7%
$672,457
$672.5K
Cap Rate 9%
$523,022
$523.0K
Market Conditions
NOI Build-Up for 4,911 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
$83.7K $17.04/SF
− Vacancy
−$8.4K −$1.70/SF
EGI
$75.3K $15.34/SF
− OpEx
−$28.2K −$5.75/SF
NOI
$47.1K $9.59/SF
Area
Hampshire County, MA
Vacancy
10.00%
Lease Rate
$17.04 /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%
$941,440
Cap Rate 7%
$672,457
Cap Rate 9%
$523,022
Alternative Uses
Best Use
Office B
$2.20M
$1.93M – $2.57M
NOI $154,175 @ 7.0% cap · market cap 16.23%
Second Best
Mixed Use
$672.5K
$588.4K – $784.5K
NOI $47,072 @ 7.0% cap · market cap 4.95%
Theoretical Best
Office A
$2.99M
$2.62M – $3.49M
NOI $209,350 @ 7.0% cap · market cap 22.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
436
Businesses Nearby
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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
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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?
Live-work space - Commercial office space with an attached two-bedroom apartment on a mixed-use site near major Amherst institutions.
Where is this live-work space located?
The property is located at 190 University Dr Amherst, MA.
What is the asking price?
The asking price for this property is $950,000.
What are key features of this property?
This property features: Mixed‑use property at 190 University Drive, Amherst, MA on roughly 0.45 acres with approx. 4,911 SF building area; Includes commercial office space plus an attached 2‑bedroom apartment for live‑work or supplemental rental income; Located along a well‑traveled commercial corridor with convenient access to major area connectors, including Route 9
