Listing Agency: STONE HOUSE PROPERTIES, LLC t***@stonehouseproperties.com Show Phone

Listed By: Timothy Gallagher · License #9573698 Show Phone

Source: Exprealty

Added: Mar 21 Changed: Jul 10 Last Checked: Aug 12 at 1:16PM

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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 STONE HOUSE PROPERTIES, LLC

Investment Insights

Based on property information with market context.

This property presents two well-maintained commercial buildings on a shared 2.9-acre lot, featuring attractive curb appeal with a prominent stone retaining wall, paved driveway, and ample parking. The first building includes a 950 sq.ft. professional office space on the ground floor, plus a 750 sq.ft. one-bedroom apartment on the second floor with living room, kitchen, and bathroom. A detached 300 sq.ft. suite is also included for businesses needing smaller space. Each unit is equipped with its own private entrance and bathroom.

The second building offers five commercial spaces ranging from 100 to 750 sq.ft. The buildings were completed in 2009 and are heated with propane fuel and forced hot air systems. The second building includes two handicapped bathrooms, and the property has separate metering for each unit in addition to an owner’s meter. Roofs are described as being under 10 years old, and the property has had a 21E and a Title V inspection.

For buyers or operators, the layout supports diversified occupancy across office and residential income components, with multiple independent entrances that can help streamline tenant turnover and daily operations. The detached suite can also support smaller professional or service users alongside the larger office configurations.

Key Highlights

• 2.9‑acre lot with 2 fully occupied commercial buildings on Main St in Egremont
• Front building offers 950 SF professional office space plus a 750 SF 1‑bedroom apartment with its own private entrance
• Second building includes 5 commercial office spaces totaling 100 to 750 SF, each with separate private entrances

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

$57,657

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

6.41%

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%

$1,153,140 $1.2M

Cap Rate 7%

$823,671 $823.7K

Cap Rate 9%

$640,633 $640.6K

Market Conditions

NOI Build-Up for 4,219 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

$106.3K $25.20/SF

− Vacancy

−$1.5K −$0.35/SF

EGI

$104.8K $24.85/SF

− OpEx

−$47.2K −$11.18/SF

NOI

$57.7K $13.67/SF

Area

Berkshire County, MA

Vacancy

1.40%

Lease Rate

$25.20 /SF/Yr

Expense Ratio

45.00%

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%

$1,153,140

Cap Rate 7%

$823,671

Cap Rate 9%

$640,633

Alternative Uses

Best Use

Apartment 5plus

$823.7K

$720.7K – $961.0K (±1% cap)

NOI $57,657 @ 7.0% cap · market cap 6.41%

Second Best

Office B

$785.0K

$686.9K – $915.9K (±1% cap)

NOI $54,952 @ 7.0% cap · market cap 6.11%

Theoretical Best

Office A

$1.24M

$1.08M – $1.44M (±1% cap)

NOI $86,473 @ 7.0% cap · market cap 9.62%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Office Units

Suggested Use

Top Pick Plumbing Service Building Supply Big Box & Wholesale Store Kitchen & Bath Showroom Acupuncture Law Firm

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

51

Businesses Nearby

Explore this area Business Placement

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

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Frequently Asked Questions

What type of property is this?

Mixed-use property - Two fully occupied commercial buildings offer professional office space, a one-bedroom apartment, and separate private entrances.

Where is this mixed-use property located?

The property is located at 44 Main St South Egremont, MA.

What is the asking price?

The asking price for this property is $899,000.

What are key features of this property?

This property features: 2.9‑acre lot with 2 fully occupied commercial buildings on Main St in Egremont; Front building offers 950 SF professional office space plus a 750 SF 1‑bedroom apartment with its own private entrance; Second building includes 5 commercial office spaces totaling 100 to 750 SF, each with separate private entrances