Turnkey Downtown Retail
For Sale
$239,000
317 Main St, Great Barrington, MA 01230
Business Opportunity, Great Barrington, MA
Property Size1,300 SF
Price / SF$183.85
Days on Market97
Property Features for 317 Main St
General Information
Property type
Commercial Sale
Property subtype
Other
Bathrooms
1
Half bathrooms
2
Rooms
Bathroom 2, Basement, Bathroom 1
Parking features
Off Street
Interior features
Air Cond
Basement
Full
Directions
317 Main Street
Subdivision
South Registry
Standard status
Active
Size
1,300 SF
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Water source
Public
Amenities
two bathrooms
kitchenette
full basement
Listing Agency:
HOUSATONIC REAL ESTATE
(413) 274-5065
Listed By:
Suzann Laverack Ward · License #9588333
(413) 329-3031
Added: May 21
Changed: Aug 19
Last Checked: Aug 25 at 12:06PM
MLS# 249651
Copyright © 2026 Berkshire County Board of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This turnkey downtown boutique retail space totals approximately 1,300 square feet of street-level selling area. The layout includes two bathrooms and a kitchenette, designed to support a curated merchandising presentation. In addition to the main floor, the property features a full basement that provides additional storage capacity.
The business has operated for 35 years and is presented as a well-established local storefront opportunity. It is located on Main Street in Great Barrington, offering long-term community presence and local recognition.
The offering combines functional retail improvements with continued operations, including the existing street-level floorplan and basement storage, for the next owner to continue the established boutique concept or build a new retail direction within the same footprint.
The business has operated for 35 years and is presented as a well-established local storefront opportunity. It is located on Main Street in Great Barrington, offering long-term community presence and local recognition.
The offering combines functional retail improvements with continued operations, including the existing street-level floorplan and basement storage, for the next owner to continue the established boutique concept or build a new retail direction within the same footprint.
Key Highlights
- Approx. 1,300 SF street‑level Main Street retail space in the heart of Great Barrington
- Established boutique business operating for 35 years, with multiple Shoppers Guide Choice Awards
- Includes two bathrooms and a kitchenette, with a designed interior layout for retail use
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
$15,692
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
6.57%
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%
$313,840
$313.8K
Cap Rate 7%
$224,171
$224.2K
Cap Rate 9%
$174,356
$174.4K
Market Conditions
NOI Build-Up for 1,300 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
$23.4K $18.00/SF
− Vacancy
−$983 −$0.76/SF
EGI
$22.4K $17.24/SF
− OpEx
−$6.7K −$5.17/SF
NOI
$15.7K $12.07/SF
Area
Berkshire County, MA
Vacancy
4.20%
Lease Rate
$18.00 /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%
$313,840
Cap Rate 7%
$224,171
Cap Rate 9%
$174,356
Alternative Uses
Best Use
Retail
$224.2K
$196.2K – $261.5K
NOI $15,692 @ 7.0% cap · market cap 6.57%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$380.6K
$333.1K – $444.1K
NOI $26,645 @ 7.0% cap · market cap 11.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
925
Businesses Nearby
26k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 95%
Hotels & Casinos 5%
Cumberland Farms
Shops & Services
10,539 visits/mo
0.3 miles
Dollar General
Shops & Services
4,821 visits/mo
0.2 miles
Berkshire Bank
Shops & Services
4,215 visits/mo
0.1 miles
TD Bank
Shops & Services
3,110 visits/mo
0.1 miles
NBT Bank
Shops & Services
2,106 visits/mo
0.2 miles
Demographics for 01230, MA
8,907
Population
5,025
Households
1.8
Avg Household Size
52
Median Age
49%
College-Educated
95%
High-School Grad
97.0 sq mi
ZIP Area
92
Density / Sq Mi
$82,871
Median Household Income
$40,397
Median Earnings
$1,286
Median Rent
$479,200
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 - Street-level retail space with two bathrooms and a kitchenette, plus a full basement for additional storage.
Where is this storefront property located?
The property is located at 317 Main St Great Barrington, MA.
What is the asking price?
The asking price for this property is $239,000.
What are key features of this property?
This property features: Approx. 1,300 SF street‑level Main Street retail space in the heart of Great Barrington; Established boutique business operating for 35 years, with multiple Shoppers Guide Choice Awards; Includes two bathrooms and a kitchenette, with a designed interior layout for retail use
