Building Details

Year Built 1988

Listing Agency: k***@cohnandcompany.com Show Phone

Listed By: Kaitlyn Giard · License #452517830 Show Phone

Source: Elliman

Added: Mar 10 Changed: Jul 6 Last Checked: Aug 20 at 9:18AM

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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 Kaitlyn Giard

Investment Insights

Based on property information with market context.

The Mohawk Park Campground and Restaurant, situated on over 20 acres along the Deerfield River on the Mohawk Trail, is available for sale for the first time in over 40 years. This property features a main residence, a log cabin located on the water, over 100 RV and tent sites with utilities, several mobile homes, and six waterfront rental cabins. A 6,000 square foot commercial building, formerly a bar and restaurant with event space and a retail storefront, is also located on the premises. The property has extensive river frontage and natural surroundings. This property is suitable for use as a campground or for expanding hospitality offerings.

Key Highlights

• Over 20 acres of riverfront property on the Deerfield River, along the Mohawk Trail.
• Established campground with over 100 RV and tent sites with utilities.
• 6,000 sq ft commercial building suitable for a bar, restaurant, event space, or retail.**

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

$142,263

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

6.47%

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%

$2,845,260 $2.8M

Cap Rate 7%

$2,032,329 $2.0M

Cap Rate 9%

$1,580,700 $1.6M

Market Conditions

NOI Build-Up for 6,000 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

$198.0K $33.00/SF

− Vacancy

−$8.3K −$1.39/SF

EGI

$189.7K $31.61/SF

− OpEx

−$47.4K −$7.90/SF

NOI

$142.3K $23.71/SF

Area

Franklin County, MA

Vacancy

4.20%

Lease Rate

$33.00 /SF/Yr

Expense Ratio

25.00%

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%

$2,845,260

Cap Rate 7%

$2,032,329

Cap Rate 9%

$1,580,700

Alternative Uses

Best Use

Specialty Retail

$2.03M

$1.78M – $2.37M (±1% cap)

NOI $142,263 @ 7.0% cap · market cap 6.47%

Second Best

—

—

no second resolved use

Theoretical Best

Healthcare Medical

$2.49M

$2.18M – $2.90M (±1% cap)

NOI $174,162 @ 7.0% cap · market cap 7.92%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Mohawk Park Campground Campground & RV Park Amy Thompson Housing Complex

Suggested Use

Top Pick Building Supply (Bike/Boat/Book/etc) Store Food Market Farmer's Market Hotel & Motel

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

15

Businesses Nearby

Explore this area Business Placement

Demographics for 01339, MA

1,487

Population

799

Households

1.9

Avg Household Size

51

Median Age

36%

College-Educated

94%

High-School Grad

58.4 sq mi

ZIP Area

25

Density / Sq Mi

$72,841

Median Household Income

$37,463

Median Earnings

$1,089

Median Rent

$307,600

Median Home Value

Market

Vacancy Rate% for Retail in Northeast region

6% 2019

7.1% 2020

6.5% 2021

6% 2022

5.7% 2023

5.6% 2024

6% 2025

Questions? Ask Rey

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What type of property is this? Where is this campgrounds located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Campground - Family-owned campground and restaurant on 20+ acres along Deerfield River.

Where is this campground located?

The property is located at 559 Tea St Charlemont, MA.

What is the asking price?

The asking price for this property is $2,200,000.

What are key features of this property?

This property features: Over 20 acres of riverfront property on the Deerfield River, along the Mohawk Trail.; Established campground with over 100 RV and tent sites with utilities.; 6,000 sq ft commercial building suitable for a bar, restaurant, event space, or retail.**