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    460 Amherst Rd South Hadley, MA 1075

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    For Sale
    $199,500

    Retail building on Route 116, South Hadley, near Mount Holyoke.

    Type:Commercial
    Property size:
    1,300 SF
    Lot size:
    0.69 Acres
    Added:
    Apr 25, 2026
    Days on Market:
    2
    Last Refresh:
    Apr 25 at 6:21 am

    Property Features for 460 Amherst Rd

    General Information

    Standard status
    Active
    Size
    1,300 SF
    Lot size
    0.69 Acres
    Property subtype
    Commercial

    Building Details

    Year Built
    1940

    We can help!

    Listing Contact
    Zaisha Robert
    Zaisha Robert

    Listing agent Zaisha Robert

    Listing office SR Commercial Realty

    Listing date Apr 25, 2026

    Source Liongatere

    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 SR Commercial Realty

    Overview

    Route 116 Retail Opportunity

    This approximately 1,300 square foot first-floor retail building is positioned on busy Route 116 in South Hadley, offering excellent visibility. The property is located minutes from Mount Holyoke College and The Village Commons. It benefits from strong vehicle and bicycle traffic in an established commercial corridor with prime frontage on Route 116. The property is suitable for retail, café, market, or service-oriented businesses, with flexible commercial use as a Store/Shop (322I). Additional storage is available in the approximately 1,300 square foot unfinished basement. The property is situated on a 0.69-acre parcel, offering on-site parking, signage visibility, and long-term site flexibility. This is an excellent opportunity for an owner-user or investor seeking a well-located commercial asset in an established commercial corridor.
    Location Intelligence

    Current Use by Public Records

    Storefront properties

    Suggested Use

    Building Supply Pharmacy Department Store Grocery & Convenience Store Grocery & Convenience Store (Bike/Boat/Book/etc) Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    South Hadley
    County
    Hampshire
    State
    Massachusetts
    Longitude
    -72.5593287
    Latitude
    42.2803901

    Nearby Similar for Sale

    • $695,000
      3,406 SF

      South Hadley Retail/Office Space

      3,406 SF space, formerly a bank branch, for lease.
      494 Newton St, South Hadley, MA
      View Details
    • $1,294,953
      4,050 SF

      VCA Animal Hospital For Sale

      Single-tenant animal hospital with over 5 years remaining on lease.
      511 Newton St, South Hadley, MA 01075
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    • $199,500
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      South Hadley Retail Building

      Retail building on Route 116, minutes from Mount Holyoke.
      460 Amherst Rd, South Hadley, MA 01075
      View Details

    FAQs

    What type of property is this?
    Storefront property - Retail building on Route 116, South Hadley, near Mount Holyoke.
    Where is this storefront property located?
    The property is located at 460 Amherst Rd South Hadley, MA.
    What is the asking price?
    The asking price for this property is $199,500.
    What are key features of this property?
    This property features: Prime Route 116 Frontage: High visibility location with strong vehicle and bicycle traffic.; Flexible Commercial Use: Zoned for retail, café, market, or service‑oriented businesses.; Excellent Location: Minutes from Mount Holyoke College and The Village Commons.
    (413) 557-4846
    We can help!
    Listing Contact
    Zaisha Robert
    Zaisha Robert
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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