Versatile Commercial Property with
For Sale
$649,900
52 Gladdu Ave, Chicopee, MA 01020
Two commercial units with income potential and customization options.
Property Size4,320 SF
Lot Size0.43 Acres
Price / SF$300.88
Days on Market163
Property Features for 52 Gladdu Ave
General Information
Standard status
Active
Size
4,320 SF
Lot size
0.43 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$8,592
Building Details
Building Size
4,320 SF
Year Built
1932
Listing Agency:
Park Square Realty
(413) 209-0396
Listed By:
Fabio Desousa
(413) 209-0396
Source:
Elliman
Added: Mar 11
Changed: Aug 12
Last Checked: Aug 12 at 10:25AM
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 Park Square Realty
Investment Insights
Based on property information with market context.
This commercial property presents an investment opportunity with on-site parking and two commercial units, each measuring 2,160 square feet. The upper level features an open floor plan and is currently leased to a tattoo studio, providing rental income. The lower level was undergoing renovations to convert the space into a bar or restaurant. Key infrastructure is in place, including a commercial hood, select fire suppression components, and rough mechanicals. The space will be delivered unfinished, allowing for customization. An elevator provides access from the lower level to the main parking area.
Key Highlights
- Two spacious commercial units, each 2,160 sq ft, offering diverse income potential
- Upper level currently leased to a tattoo studio, providing immediate rental income
- Lower level ready for bar/restaurant conversion with commercial hood, fire suppression components, and rough mechanicals already in place
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
$35,490
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
5.46%
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%
$709,800
$709.8K
Cap Rate 7%
$507,000
$507.0K
Cap Rate 9%
$394,333
$394.3K
Market Conditions
NOI Build-Up for 2,160 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
$51.8K $24.00/SF
− Vacancy
−$1.1K −$0.53/SF
EGI
$50.7K $23.47/SF
− OpEx
−$15.2K −$7.04/SF
NOI
$35.5K $16.43/SF
Area
Hampden County, MA
Vacancy
2.20%
Lease Rate
$24.00 /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%
$709,800
Cap Rate 7%
$507,000
Cap Rate 9%
$394,333
Alternative Uses
Best Use
Retail
$507.0K
$443.6K – $591.5K
NOI $35,490 @ 7.0% cap · market cap 5.46%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.33M
$1.16M – $1.55M
NOI $93,188 @ 7.0% cap · market cap 14.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
325
Businesses Nearby
21k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 80%
Dining 12%
Home Improvements & Furnishings 8%
Dollar General
Shops & Services
8,644 visits/mo
0.3 miles
Jiffy Lube
Shops & Services
6,252 visits/mo
0.3 miles
Giovanni's Pizza
Dining
2,584 visits/mo
0.1 miles
The UPS Store
Shops & Services
1,855 visits/mo
0.2 miles
Home Outlet
Home Improvements & Furnishings
1,716 visits/mo
0.2 miles
Demographics for 01020, MA
29,781
Population
14,154
Households
2.1
Avg Household Size
44
Median Age
23%
College-Educated
86%
High-School Grad
12.5 sq mi
ZIP Area
2,382
Density / Sq Mi
$70,971
Median Household Income
$45,378
Median Earnings
$1,153
Median Rent
$259,100
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Two commercial units with income potential and customization options.
Where is this retail space located?
The property is located at 52 Gladdu Ave Chicopee, MA.
What is the asking price?
The asking price for this property is $649,900.
What are key features of this property?
This property features: Two spacious commercial units, each 2,160 sq ft, offering diverse income potential; Upper level currently leased to a tattoo studio, providing immediate rental income; Lower level ready for bar/restaurant conversion with commercial hood, fire suppression components, and rough mechanicals already in place
