Building Details

Year Built 1980

Buildings 1

Tenancy Multi

Listing Agency: Brick & Mortar

Listed By: Greg Stutsman

Source: Lyvrealty

Added: Jul 26 Changed: Aug 29 Last Checked: Aug 25 at 5:06AM

Report an Issue

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 Brick & Mortar

Investment Insights

Based on property information with market context.

This mixed-use property contains 3,400 square feet with two three-bedroom apartments and two office spaces. The building was constructed in 1980, and all four components have undergone substantial renovation. The property is fully leased and includes solar panels owned by the property.

Located on Rt 116, the building offers access to Rt 91 and ample parking. Its combination of residential and office occupancy creates a diversified mixed-use configuration within a single property.

Key Highlights

• Fully leased mixed‑use property with two apartments and two office spaces
• Two 3BR apartments included
• Two office spaces included

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

$47,430

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

5.30%

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%

$948,600 $948.6K

Cap Rate 7%

$677,571 $677.6K

Cap Rate 9%

$527,000 $527.0K

Market Conditions

NOI Build-Up for 3,400 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

$81.6K $24.00/SF

− Vacancy

−$18.4K −$5.40/SF

EGI

$63.2K $18.60/SF

− OpEx

−$15.8K −$4.65/SF

NOI

$47.4K $13.95/SF

Area

Franklin County, MA

Vacancy

22.50%

Lease Rate

$24.00 /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%

$948,600

Cap Rate 7%

$677,571

Cap Rate 9%

$527,000

Alternative Uses

Best Use

Office B

$677.6K

$592.9K – $790.5K (±1% cap)

NOI $47,430 @ 7.0% cap · market cap 5.30%

Second Best

Apartment 5plus

$644.9K

$564.3K – $752.4K (±1% cap)

NOI $45,145 @ 7.0% cap · market cap 5.04%

Theoretical Best

Healthcare Medical

$1.41M

$1.23M – $1.64M (±1% cap)

NOI $98,692 @ 7.0% cap · market cap 11.03%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Office Units

Suggested Use

Top Pick Real Estate Agency Parking Lot & Garage Building Supply Electrical Service Law Firm Grocery & Convenience Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

2

Office units

2

Residential units

100%

Occupancy

Multi-tenant

Tenancy

Yes

Highway access

Yes

Paved road access

Location Intelligence

Trade Area within ½ mile

108

Businesses Nearby

Explore this area Business Placement

Demographics for 01375, MA

3,639

Population

1,930

Households

1.9

Avg Household Size

35

Median Age

61%

College-Educated

96%

High-School Grad

14.1 sq mi

ZIP Area

258

Density / Sq Mi

$61,442

Median Household Income

$35,596

Median Earnings

$1,613

Median Rent

$391,200

Median Home Value

Market

Vacancy Rate% for Office in Northeast region

13.1% 2019

15.4% 2020

17.6% 2021

19.1% 2022

20.2% 2023

20.9% 2024

19.9% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this mixed-use properties located? What is the asking price? Find similar properties ... What are key features of this property?

Ask Rey about this property ...

Frequently Asked Questions

What type of property is this?

Mixed-use property - Includes two renovated apartments and two office spaces.

Where is this mixed-use property located?

The property is located at 42 Amherst Rd Sunderland, MA.

What is the asking price?

The asking price for this property is $895,000.

What are key features of this property?

This property features: Fully leased mixed‑use property with two apartments and two office spaces; Two 3BR apartments included; Two office spaces included