Mixed-Use Building with
For Sale
$499,000
402 Park St, Great Barrington, MA 01230
Commercial Sale, Great Barrington, MA
Property Size2,178 SF
Lot Size0.05 Acres
Price / SF$229.11
Days on Market188
Property Features for 402 Park St
General Information
Property type
Commercial Sale
Property subtype
Other
Rooms
Basement
Parking features
Off Street
Interior features
Air Cond, High Speed Wiring
Basement
Unfinished, Concrete, Full
Appliances
Cooktop, Dryer, Range, Refrigerator, Washer
Lot features
Corner
Directions
402 PARK STREET
Subdivision
South Registry
Standard status
Active
APN
GREA M:002.0B:0000
Size
2,178 SF
Lot size
0.05 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
4935
Utilities
Utilities
Cable Available
Sewer type
Private Sewer
Water source
Public
Building Details
Year built
1900
Number of units
2
Building materials
Wood Frame, Fiberglass
Roof type
Asphalt
Listing Agency:
HOUSATONIC REAL ESTATE
(413) 274-5065
Listed By:
Suzann Laverack Ward · License #9588333
(413) 329-3031
Added: Feb 19
Changed: Aug 24
Last Checked: Aug 26 at 1:06AM
MLS# 250627
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 mixed-use property combines a storefront with a two- to three-bedroom apartment within a 2,178-square-foot building on a 0.05-acre parcel. The components have separate utilities, supporting distinct commercial and residential functions. Interior features include air conditioning and high-speed wiring, while the property also includes a basement, wood-frame construction, fiberglass materials, and an asphalt roof.
Off-street parking is available at both the front and rear of the property. The building was constructed in 1900 and is served by public water, private sewer, and available cable service. Included appliances comprise a cooktop, dryer, range, refrigerator, and washer.
Off-street parking is available at both the front and rear of the property. The building was constructed in 1900 and is served by public water, private sewer, and available cable service. Included appliances comprise a cooktop, dryer, range, refrigerator, and washer.
Key Highlights
- 2,178‑square‑foot mixed‑use building on a 0.05‑acre parcel
- Storefront plus 2‑3 bedroom apartment with separate utilities
- Off‑street parking available in front and back
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
$26,290
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
5.27%
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%
$525,800
$525.8K
Cap Rate 7%
$375,571
$375.6K
Cap Rate 9%
$292,111
$292.1K
Market Conditions
NOI Build-Up for 2,178 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
$39.2K $18.00/SF
− Vacancy
−$1.6K −$0.76/SF
EGI
$37.6K $17.24/SF
− OpEx
−$11.3K −$5.17/SF
NOI
$26.3K $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%
$525,800
Cap Rate 7%
$375,571
Cap Rate 9%
$292,111
Alternative Uses
Best Use
Retail
$375.6K
$328.6K – $438.2K
NOI $26,290 @ 7.0% cap · market cap 5.27%
Second Best
Mixed Use
$315.0K
$275.7K – $367.5K
NOI $22,052 @ 7.0% cap · market cap 4.42%
Theoretical Best
Office A
$637.7K
$558.0K – $744.0K
NOI $44,640 @ 7.0% cap · market cap 8.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
110
Businesses Nearby
Explore this area
Business Placement
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?
Mixed-use property - Storefront space includes a separate two- to three-bedroom apartment with independent utilities.
Where is this mixed-use property located?
The property is located at 402 Park St Great Barrington, MA.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: 2,178‑square‑foot mixed‑use building on a 0.05‑acre parcel; Storefront plus 2‑3 bedroom apartment with separate utilities; Off‑street parking available in front and back
