Downtown Mixed-Use Property with
New
For Sale
$699,000
43 Main St, Egremont, MA 01258
Two-level property combines a private apartment with adaptable commercial space, a garage, and views toward a year-round brook.
Property Size4,127 SF
Price / SF$169.37
Days on Market3
Property Features for 43 Main St
General Information
Standard status
Active
Size
4,127 SF
Property subtype
Multi Family
Zoning
Multi
Taxes and HOA fees
Annual Taxes
$2,158
Building Details
Building Size
4,127 SF
Year Built
1880
Listing Agency:
WILLIAM PITT SOTHEBY'S - GT BARRINGTON
Listed By:
Jessie Bennett · License #9570019
(954) 805-6480
Source:
413realestate
Added: Sep 16
Last Checked: Sep 18 at 4:07AM
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 PITT SOTHEBY'S - GT BARRINGTON
Investment Insights
Based on property information with market context.
Built in 1880, this 4,127-square-foot mixed-use property has distinct first- and second-floor spaces. The upper level is arranged as a private apartment with finished living quarters and views across the brook and grounds. The first floor is currently residential but can accommodate commercial-oriented uses such as an art gallery, retail boutique, or other enterprise, subject to applicable requirements. A garage adds enclosed space for parking, storage, or workshop use.
The property is located downtown in Egremont at 43 Main St and includes a private backyard overlooking a year-round brook. Multi zoning is identified for the property.
The property is located downtown in Egremont at 43 Main St and includes a private backyard overlooking a year-round brook. Multi zoning is identified for the property.
Key Highlights
- 4,127‑square‑foot mixed‑use property built in 1880
- Two‑floor layout with a private second‑floor apartment
- First‑floor space currently configured as a residential apartment
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
$61,570
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
8.81%
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%
$1,231,400
$1.2M
Cap Rate 7%
$879,571
$879.6K
Cap Rate 9%
$684,111
$684.1K
Market Conditions
NOI Build-Up for 4,127 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
$89.1K $21.60/SF
− Vacancy
−$1.2K −$0.29/SF
EGI
$88.0K $21.31/SF
− OpEx
−$26.4K −$6.39/SF
NOI
$61.6K $14.92/SF
Area
Berkshire County, MA
Vacancy
1.33%
Lease Rate
$21.60 /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%
$1,231,400
Cap Rate 7%
$879,571
Cap Rate 9%
$684,111
Alternative Uses
Best Use
Multifamily LT 5
$879.6K
$769.6K – $1.03M
NOI $61,570 @ 7.0% cap · market cap 8.81%
Second Best
Apartment 5plus
$805.7K
$705.0K – $940.0K
NOI $56,399 @ 7.0% cap · market cap 8.07%
Theoretical Best
Office A
$1.21M
$1.06M – $1.41M
NOI $84,587 @ 7.0% cap · market cap 12.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
52
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 Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two-level property combines a private apartment with adaptable commercial space, a garage, and views toward a year-round brook.
Where is this mixed-use property located?
The property is located at 43 Main St Egremont, MA.
What is the asking price?
The asking price for this property is $699,000.
What are key features of this property?
This property features: 4,127‑square‑foot mixed‑use property built in 1880; Two‑floor layout with a private second‑floor apartment; First‑floor space currently configured as a residential apartment
