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    Former Dairy Farm Opportunity Title is generated by Realmo AI

    47 Cross St, Bernardston, MA 01337

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    For Sale
    $1,990,000

    Former dairy farm with commercial potential and residential component.

    Type:Commercial/Industrial
    Property size:
    30,000 SF
    Lot size:
    120.00 Acres
    Price / SF:
    $66/SF
    Added:
    Mar 11, 2026
    Days on Market:
    72
    Last Refresh:
    Apr 6 at 3:00 am

    Property Features for 47 Cross St

    General Information

    Standard status
    Active
    Size
    30,000 SF
    Lot size
    120.00 Acres
    Property subtype
    Commercial/Industrial

    Building Details

    Year Built
    1928

    We can help!

    Listing Contact
    Michael Pratt
    Michael Pratt

    Listing agent Michael Pratt License #452505054

    Listing office Coldwell Banker Community REALTORS®

    Listing date Mar 11, 2026

    Source Exitrealty

    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 Coldwell Banker Community REALTORS®

    HighLights

    • Potential for commercial development due to former dairy farm status and retrofitted barn buildings.
    • Existing infrastructure includes dry goods storage with forklift access, HVAC‑controlled space, and heated repair‑shop truck garages.
    • Lease option with a solar company for potential $75,000 annual income.
    • Town water access.
    • Professionally maintained grounds and farm fields.
    • Includes a 4‑bedroom, 1.5 bath Ranch style home.

    Overview

    This property presents an opportunity for commercial development, formerly operating as a dairy farm. The property is currently zoned residential and connected to town water. Existing barn buildings have been adapted for dry goods storage, featuring forklift access. Additional spaces are equipped with HVAC systems, suitable for office use or light manufacturing. Newer structures include heated repair-shop truck garages, accommodating diverse applications. A four-bedroom, 1.5-bath ranch-style home is present on the property and currently occupied by employees. The grounds are professionally maintained, and the farm fields are managed by a local farmer. A solar company has a lease option to construct an array, projected to generate $75,000 in annual income once operational. The property offers approximately 30000 square feet of space.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Flex space

    Suggested Use

    Real Estate Agency Restaurant Auto Repair Shop Auto Parts Store Hotel & Motel Department Store Kitchen & Bath Showroom Food Market HVAC Service Grocery & Convenience Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Bernardston
    County
    Franklin
    State
    Massachusetts
    Longitude
    -72.5956
    Latitude
    42.6031

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    FAQs

    What type of property is this?
    Farm - Former dairy farm with commercial potential and residential component.
    Where is this farm located?
    The property is located at 47 Cross St Bernardston, MA.
    What is the asking price?
    The asking price for this property is $1,990,000.
    What are key features of this property?
    This property features: Potential for commercial development due to former dairy farm status and retrofitted barn buildings.; Existing infrastructure includes dry goods storage with forklift access, HVAC‑controlled space, and heated repair‑shop truck garages.; Lease option with a solar company for potential $75,000 annual income.
    (413) 625-6366
    We can help!
    Listing Contact
    Michael Pratt
    Michael Pratt
    Real Estate License ID: 452505054
    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.

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