Listing Agency: WILLIAM PITT SOTHEBY'S - GT BARRINGTON s***@williampitt.com Show Phone

Listed By: Jessie Bennett · License #9570019 Show Phone

Source: Exprealty

Added: Sep 14 Changed: Oct 4 Last Checked: Oct 4 at 2:13PM

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Investment Insights

Based on property information with market context.

The property pairs a second-floor apartment with a first-floor space currently arranged as a residence. The lower level is also identified for potential gallery, retail, or other commercial use. A garage adds storage, parking, or workshop space. The grounds include a private backyard and views of a year-round brook.

Key Highlights

• Second‑floor apartment with private living quarters
• First‑floor residence also identified for gallery, retail, or other commercial use
• Garage space for storage, parking, or workshop 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

$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 (±1% cap)

NOI $61,570 @ 7.0% cap · market cap 8.81%

Second Best

Apartment 5plus

$805.7K

$705.0K – $940.0K (±1% cap)

NOI $56,399 @ 7.0% cap · market cap 8.07%

Theoretical Best

Office A

$1.21M

$1.06M – $1.41M (±1% cap)

NOI $84,587 @ 7.0% cap · market cap 12.10%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Duplexes

Suggested Use

Top Pick (Bike/Boat/Book/etc) Store Acupuncture Restaurant Cafe & Coffee Shop Gym & Fitness Center Wine and Liquor 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.

Location Intelligence

Trade Area within ½ mile

12

Businesses Nearby

Explore this area Business Placement

Market

Vacancy Rate% for Multifamily in Northeast region

4% 2022

4.6% 2023

5.3% 2024

5.6% 2025

Questions? Ask Rey

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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?

Frequently Asked Questions

What type of property is this?

Mixed-use property - Two floors combine a private upper-level apartment with a lower-level residence suited to residential or commercial use.

Where is this mixed-use property located?

The property is located at 43 Main St South 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: Second‑floor apartment with private living quarters; First‑floor residence also identified for gallery, retail, or other commercial use; Garage space for storage, parking, or workshop use