Corner Office
For Sale
$300,000
206-265 Benton Dr, East Longmeadow, MA 01028
Corner office unit with abundant natural light, soaring ceilings, and a flexible layout for professional or medical use.
Property Size1,976 SF
Price / SF$151.82
Days on Market75
Property Features for 206-265 Benton Dr
General Information
Standard status
Active
Size
1,976 SF
Taxes and HOA fees
Annual Taxes
$8,375
Listing Agency:
J. Barrett & Company
(978) 922-3683
Listed By:
Alexander Elia
(413) 537-2163
Source:
Exprealty
Added: Jun 25
Changed: Sep 5
Last Checked: Sep 6 at 12:29PM
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 J. Barrett & Company
Investment Insights
Based on property information with market context.
This 1,976-square-foot corner office condominium is located within a professional office development in East Longmeadow. The unit is positioned for strong natural light, features soaring ceilings, and includes a flexible layout intended to support a variety of professional or medical uses.
The property is described as an office condominium within the development, offering the ability to customize the interior to align with specific needs. As a corner unit, it benefits from its positioning within the building.
For buyers seeking a professional workspace that can be tailored to their operations, this condominium provides a versatile foundation with high ceilings and an adaptable floor plan.
The property is described as an office condominium within the development, offering the ability to customize the interior to align with specific needs. As a corner unit, it benefits from its positioning within the building.
For buyers seeking a professional workspace that can be tailored to their operations, this condominium provides a versatile foundation with high ceilings and an adaptable floor plan.
Key Highlights
- 1,976 SF corner office condominium in a professional office development
- Abundant natural light with corner positioning
- Soaring ceilings
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
$26,770
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
8.92%
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%
$535,400
$535.4K
Cap Rate 7%
$382,429
$382.4K
Cap Rate 9%
$297,444
$297.4K
Market Conditions
NOI Build-Up for 1,976 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
$49.8K $25.20/SF
− Vacancy
−$5.2K −$2.62/SF
EGI
$44.6K $22.58/SF
− OpEx
−$17.8K −$9.03/SF
NOI
$26.8K $13.55/SF
Area
Hampden County, MA
Vacancy
10.40%
Lease Rate
$25.20 /SF/Yr
Expense Ratio
40.00%
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%
$535,400
Cap Rate 7%
$382,429
Cap Rate 9%
$297,444
Alternative Uses
Best Use
Office B
$895.7K
$783.7K – $1.04M
NOI $62,699 @ 7.0% cap · market cap 20.90%
Second Best
Healthcare Medical
$382.4K
$334.6K – $446.2K
NOI $26,770 @ 7.0% cap · market cap 8.92%
Theoretical Best
Office A
$1.22M
$1.07M – $1.42M
NOI $85,249 @ 7.0% cap · market cap 28.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
254
Businesses Nearby
Explore this area
Business Placement
Demographics for 01028, MA
16,417
Population
6,051
Households
2.7
Avg Household Size
46
Median Age
47%
College-Educated
94%
High-School Grad
12.9 sq mi
ZIP Area
1,273
Density / Sq Mi
$100,997
Median Household Income
$58,108
Median Earnings
$1,229
Median Rent
$344,100
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Corner office unit with abundant natural light, soaring ceilings, and a flexible layout for professional or medical use.
Where is this office units located?
The property is located at 206-265 Benton Dr East Longmeadow, MA.
What is the asking price?
The asking price for this property is $300,000.
What are key features of this property?
This property features: 1,976 SF corner office condominium in a professional office development; Abundant natural light with corner positioning; Soaring ceilings
