Northampton Retail Opportunity For
For Sale
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222 North King St, Northampton, MA 01060
2,700 SF retail property on 0.87 acres in Northampton.
Property Size2,700 SF
Lot Size0.87 Acres
Price / SF$555.56
Days on Market140
Property Features for 222 North King St
General Information
Standard status
Active
Size
2,700 SF
Total Parking Spaces
50
Lot size
0.87 Acres
Property subtype
Retail
Zoning
Commercial/HB
Investment Type
Owner/User
Building Details
Year Built
1976
Stories
2
Listing Agency:
REGION CO LLC
Listed By:
Ben Bolotin · License #MA 9582125
Source:
Crexi
Added: Mar 25
Changed: Aug 8
Last Checked: Aug 8 at 2:49PM
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 CO LLC
Investment Insights
Based on property information with market context.
Located at 222 North King Street in Northampton, MA, this property is available for sale. Situated on approximately 0.87 acres, the property includes a building with approximately 2,700 square feet of space. The property is positioned along North King Street, a commercial corridor that serves as a primary retail and service destination in Northampton. The site benefits from visibility and convenient access, making it suited for commercial or owner-user opportunities. The property is located minutes from downtown Northampton and is surrounded by national retailers, grocery stores, and local businesses. Its proximity to Interstate 91 and major regional routes provides connectivity to the Pioneer Valley, supporting customer access and investment potential.
Key Highlights
- High visibility location on well‑traveled commercial corridor (North King Street)
- Proximity to downtown Northampton
- Convenient access and excellent connectivity to Interstate 91 and major regional routes
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
$55,453
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
3.70%
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%
$1,109,060
$1.1M
Cap Rate 7%
$792,186
$792.2K
Cap Rate 9%
$616,144
$616.1K
Market Conditions
NOI Build-Up for 2,700 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
$81.0K $30.00/SF
− Vacancy
−$1.8K −$0.66/SF
EGI
$79.2K $29.34/SF
− OpEx
−$23.8K −$8.80/SF
NOI
$55.5K $20.54/SF
Area
Hampshire County, MA
Vacancy
2.20%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
30.00%
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%
$1,109,060
Cap Rate 7%
$792,186
Cap Rate 9%
$616,144
Alternative Uses
Best Use
Retail
$792.2K
$693.2K – $924.2K
NOI $55,453 @ 7.0% cap · market cap 3.70%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.64M
$1.44M – $1.92M
NOI $115,098 @ 7.0% cap · market cap 7.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
264
Businesses Nearby
138k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Superstores 49%
Groceries 35%
Shops & Services 15%
Electronics 1%
Walmart
Superstores
67,703 visits/mo
0.2 miles
Big Y World Class Market
Groceries
47,899 visits/mo
0.2 miles
Dollar Tree
Shops & Services
16,557 visits/mo
0.2 miles
Ford of Northampton
Shops & Services
1,860 visits/mo
0.4 miles
Verizon
Electronics
1,585 visits/mo
0.2 miles
Demographics for 01060, MA
14,461
Population
7,875
Households
1.8
Avg Household Size
42
Median Age
69%
College-Educated
95%
High-School Grad
10.9 sq mi
ZIP Area
1,327
Density / Sq Mi
$75,077
Median Household Income
$49,151
Median Earnings
$1,460
Median Rent
$427,100
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?
Storefront property - 2,700 SF retail property on 0.87 acres in Northampton.
Where is this storefront property located?
The property is located at 222 North King St Northampton, 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: High visibility location on well‑traveled commercial corridor (North King Street); Proximity to downtown Northampton; Convenient access and excellent connectivity to Interstate 91 and major regional routes
