Turn-Key Restaurant with Commercial
For Sale
$995,000
264 Hillsdale Rd, Egremont, MA 01258
Turn-key restaurant space with custom interior finishes and fully overhauled 2023 commercial kitchen equipment.
Property Size1,810 SF
Price / SF$549.72
Days on Market43
Property Features for 264 Hillsdale Rd
General Information
Standard status
Active
Size
1,810 SF
Property subtype
Commercial
Additional Details
Utilities to Site
Yes
Taxes and HOA fees
Annual Taxes
$2,530
Building Details
Year Built
1935
Year Renovated
2023
Listing Agency:
WILLIAM RAVEIS - BERKSHIRE
(413) 329-7330
Listed By:
Lance Vermeulen · License #9038947
Source:
Lancerealestate
Added: Jul 14
Changed: Aug 25
Last Checked: Aug 24 at 6:03PM
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 WILLIAM RAVEIS - BERKSHIRE
Investment Insights
Based on property information with market context.
This turn-key restaurant property was originally the Old Egremont Club and has been reimagined with custom interior finishes and red-and-black checkered floors. The property includes a fully overhauled commercial kitchen core completed in 2023, highlighted by a new well, septic system, 200-amp electric service, and Henny Penny fryers.
Located in low-tax Egremont along the heavily traveled Route 23 corridor, the site is minutes from Catamount Mountain Resort and downtown Great Barrington.
A lease-to-buy option is available for qualified parties.
Located in low-tax Egremont along the heavily traveled Route 23 corridor, the site is minutes from Catamount Mountain Resort and downtown Great Barrington.
A lease-to-buy option is available for qualified parties.
Key Highlights
- Commercial restaurant space with custom interior finishes and red‑and‑black checkered floors
- Commercial kitchen equipment and systems fully overhauled in 2023, including new Henny Penny fryers
- 2023 upgrades include a new well, septic system, and 200‑amp electric service
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
$28,090
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
2.82%
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%
$561,800
$561.8K
Cap Rate 7%
$401,286
$401.3K
Cap Rate 9%
$312,111
$312.1K
Market Conditions
NOI Build-Up for 1,810 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
$39.1K $21.60/SF
− Vacancy
−$1.6K −$0.91/SF
EGI
$37.5K $20.69/SF
− OpEx
−$9.4K −$5.17/SF
NOI
$28.1K $15.52/SF
Area
Berkshire County, MA
Vacancy
4.20%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
25.00%
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%
$561,800
Cap Rate 7%
$401,286
Cap Rate 9%
$312,111
Alternative Uses
Best Use
Specialty Retail
$401.3K
$351.1K – $468.2K
NOI $28,090 @ 7.0% cap · market cap 2.82%
Second Best
Industrial
$141.7K
$124.0K – $165.3K
NOI $9,919 @ 7.0% cap · market cap 1.00%
Theoretical Best
Office A
$530.0K
$463.7K – $618.3K
NOI $37,098 @ 7.0% cap · market cap 3.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
15
Businesses Nearby
Explore this area
Business Placement
Demographics for 01258, MA
160
Population
213
Households
0.8
Avg Household Size
57
Median Age
42%
College-Educated
96%
High-School Grad
22.3 sq mi
ZIP Area
7
Density / Sq Mi
$127,813
Median Household Income
$45,156
Median Earnings
$593,800
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Conventional restaurant - Turn-key restaurant space with custom interior finishes and fully overhauled 2023 commercial kitchen equipment.
Where is this conventional restaurant located?
The property is located at 264 Hillsdale Rd Egremont, MA.
What is the asking price?
The asking price for this property is $995,000.
What are key features of this property?
This property features: Commercial restaurant space with custom interior finishes and red‑and‑black checkered floors; Commercial kitchen equipment and systems fully overhauled in 2023, including new Henny Penny fryers; 2023 upgrades include a new well, septic system, and 200‑amp electric service
