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    South Hadley Industrial Space Available Title is generated by Realmo AI

    21 Industrial Drive, South Hadley, MA 01075

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    For Lease
    $4 SF/Yr $30,750/Mo (calc)

    Industrial and office space available in South Hadley Industrial Park.

    Type:Industrial
    Property size:
    82,000 SF
    Added:
    Nov 22, 2025
    Days on Market:
    181
    Last Refresh:
    Apr 5 at 9:07 pm

    Property Features for 21 Industrial Drive

    General Information

    Standard status
    Active
    Size
    82,000 SF
    Property subtype
    Industrial

    Spaces For Lease

    at 21 Industrial Drive Contact us

    We can help!

    Listing Contact
    John Reed
    John Reed

    Listing agent John Reed

    Listing office

    Listing date Nov 22, 2025

    Source Cbre

    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 John Reed

    HighLights

    • Sublease term through 01/01/2037
    • ±80,000 SF of available industrial space
    • Located in South Hadley Industrial Park
    • Ample parking with 120+ car spaces and trailer storage
    • Ceiling height ranging from 18' to 24'
    • Robust power supply: 800 Amps, 480/277 Volts

    Overview

    Located in South Hadley Industrial Park, this property offers approximately 80,000 square feet of industrial space and 2,000 square feet of office space within a total building area of approximately 130,090 square feet. Constructed in 1987, the building features ceiling heights ranging from 18 to 24 feet. Loading docks include four 8' x 8' and four 8' x 10' doors, all equipped with levelers, along with one drive-in door. The building is of pre-engineered construction with 6"- 8" reinforced concrete flooring and a standing seam metal roof. Column spacing varies throughout the space. The property sits on 5.61 acres and provides parking for over 120 cars, plus trailer storage. Zoned IAO IND WHSES, the building is equipped with a wet sprinkler system, T-8 fluorescent lighting, and gas-fired FHA heating. The offices are air-conditioned. Power is supplied by an 800 amp, 480/277 volt system. Water and sewer services are provided by the Town of South Hadley, with gas from Columbia Gas and electric from Eversource. Additional features include exhaust fans and racking. Sublease term is available through January 1, 2037.
    Property Profile Location Intelligence

    Current Use by Public Records

    Warehouses

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Dental Office Spa & Massage Center Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

    Zoning and permitted uses should be independently verified with local authorities.

    Similar Places Nearby

    • Small Moves Specialists — 450 new ludlow rd, chicopee, ma 01020
    • Community Self Storage, Inc. — 22 Industrial Dr, South Hadley, MA 01075

    Location Insight

    • Map
    • Local Demand
    City
    South Hadley
    County
    Hampshire
    State
    Massachusetts
    Longitude
    -72.5612752
    Latitude
    42.2186157

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    FAQs

    What type of property is this?
    Warehouse - Industrial and office space available in South Hadley Industrial Park.
    Where is this warehouse located?
    The property is located at 21 Industrial Drive South Hadley, MA.
    What is the lease rate?
    The lease rate is $4 SF/Yr.
    What are key features of this property?
    This property features: Sublease term through 01/01/2037; **±80,000 SF of available industrial space**; Located in South Hadley Industrial Park
    (413) 732-9150
    We can help!
    Listing Contact
    John Reed
    John Reed
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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