Downtown Mixed-Use
For Sale
$650,000
270 Pleasant Street Northampton, Northampton, MA 01060
Mixed-use property with a leased upper unit and flexible ground-floor space for retail, office, or studio use.
Property Size4,000 SF
Price / SF$162.50
Days on Market111
Property Features for 270 Pleasant Street Northampton
General Information
Standard status
Active
Size
4,000 SF
Zoning
GB
Taxes and HOA fees
Annual Taxes
$8,572
Amenities
No HOA Fees
Building Details
Year Built
1900
Listing Agency:
Coldwell Banker Community REALTORS
(508) 643-8166
Listed By:
Amanda Lucido Hodges · License #452500746
(508) 643-8166
Source:
Bournetosellrealestate
Added: Apr 20
Changed: Aug 8
Last Checked: Jun 6 at 5:52AM
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 Coldwell Banker Community REALTORS
Investment Insights
Based on property information with market context.
This mixed-use building offers more than 4,000 square feet of total space arranged with an upper-level unit and a ground-floor commercial area. The upper unit is currently leased and is generating $2,800 per month. Tenant utility responsibility is in place, with the tenant paying their own utilities, while the landlord pays for hot water.
The building is located in downtown Northampton at 270 Pleasant Street, offering an owner-occupant or investor a commercial address within a walkable, retail-oriented setting. The ground-floor footprint can support a range of business formats, including retail, office, studio, or other commercial uses, depending on the operator’s needs.
For tenants, buyers, or owner-occupants, the layout provides flexibility to pair a commercial presence on the ground level with income from the leased upper unit. The existing lease structure and utility arrangement for hot water offer a straightforward model for an operator looking to manage both occupancy and a commercial tenancy. Prospective users should review the current lease terms and determine how the ground-floor configuration aligns with their intended retail or professional use.
The building is located in downtown Northampton at 270 Pleasant Street, offering an owner-occupant or investor a commercial address within a walkable, retail-oriented setting. The ground-floor footprint can support a range of business formats, including retail, office, studio, or other commercial uses, depending on the operator’s needs.
For tenants, buyers, or owner-occupants, the layout provides flexibility to pair a commercial presence on the ground level with income from the leased upper unit. The existing lease structure and utility arrangement for hot water offer a straightforward model for an operator looking to manage both occupancy and a commercial tenancy. Prospective users should review the current lease terms and determine how the ground-floor configuration aligns with their intended retail or professional use.
Key Highlights
- Mixed‑use building in Downtown Northampton with over 4,000 sq ft of total space
- Upper‑level unit is currently leased for $2,800 per month
- Tenant on upper unit pays their own utilities; landlord pays for hot water
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
$38,340
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
5.90%
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%
$766,800
$766.8K
Cap Rate 7%
$547,714
$547.7K
Cap Rate 9%
$426,000
$426.0K
Market Conditions
NOI Build-Up for 4,000 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
$68.2K $17.04/SF
− Vacancy
−$6.8K −$1.70/SF
EGI
$61.3K $15.34/SF
− OpEx
−$23.0K −$5.75/SF
NOI
$38.3K $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%
$766,800
Cap Rate 7%
$547,714
Cap Rate 9%
$426,000
Alternative Uses
Best Use
Office B
$1.79M
$1.57M – $2.09M
NOI $125,575 @ 7.0% cap · market cap 19.32%
Second Best
Retail
$1.17M
$1.03M – $1.37M
NOI $82,152 @ 7.0% cap · market cap 12.64%
Theoretical Best
Office A
$2.44M
$2.13M – $2.84M
NOI $170,515 @ 7.0% cap · market cap 26.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,233
Businesses Nearby
Explore this area
Business Placement
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 Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use property with a leased upper unit and flexible ground-floor space for retail, office, or studio use.
Where is this mixed-use property located?
The property is located at 270 Pleasant Street Northampton Northampton, MA.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: Mixed‑use building in Downtown Northampton with over 4,000 sq ft of total space; Upper‑level unit is currently leased for $2,800 per month; Tenant on upper unit pays their own utilities; landlord pays for hot water
