Flex Space with
For Sale
$174,900
6 Beechwood Rd, Cummington, MA 01026
COMMERCIAL - Cummington, MA
Property Size1,659 SF
Lot Size0.50 Acres
Price / SF$105.42
Days on Market52
Property Features for 6 Beechwood Rd
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Rural Residential
Bathrooms
1
Half bathrooms
1
Rooms
Bathroom 1, Basement
Parking
5
Parking features
Off Street
Interior features
Air Cond
Lot features
Corner
Directions
On Route 9 in Cummington
Subdivision
Outside Berkshire Other MA
Standard status
Active
APN
M:003.0 B:0030 L:0000.0
Size
1,659 SF
Lot size
0.50 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
1285
Utilities
Sewer type
Private Sewer
Cooling system
Electric
Water source
Well
Building Details
Year built
1984
Roof type
Metal
Listing Agency:
Lamacchia Realty, Inc. - Dalton
(413) 443-7274
Listed By:
Douglas Collins · License #9577693
(413) 281-6660
Added: Jun 22
Changed: Aug 4
Last Checked: Aug 12 at 3:06AM
MLS# 249987
Copyright © 2026 Berkshire County Board of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 1,659-square-foot flex property combines office space with a garage configured for equipment storage and operational use. Two overhead doors support vehicle and equipment access, while air conditioning with electric cooling serves the interior. The property also includes a bathroom and basement, with a metal roof completed as part of the existing improvements.
Set on 0.5 acres, the site offers off-street parking and is served by a private well and private sewer. Built in 1984, the property was formerly operated by a plumbing and heating contractor and includes a layout that can accommodate office administration alongside garage-based activities.
Set on 0.5 acres, the site offers off-street parking and is served by a private well and private sewer. Built in 1984, the property was formerly operated by a plumbing and heating contractor and includes a layout that can accommodate office administration alongside garage-based activities.
Key Highlights
- 1,659 square feet of office and garage space
- Two overhead doors provide garage access
- 0.5‑acre property with off‑street parking
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
$16,026
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
9.16%
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%
$320,520
$320.5K
Cap Rate 7%
$228,943
$228.9K
Cap Rate 9%
$178,067
$178.1K
Market Conditions
NOI Build-Up for 1,659 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
$24.9K $15.00/SF
− Vacancy
−$2.0K −$1.20/SF
EGI
$22.9K $13.80/SF
− OpEx
−$6.9K −$4.14/SF
NOI
$16.0K $9.66/SF
Area
Hampshire County, MA
Vacancy
8.00%
Lease Rate
$15.00 /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%
$320,520
Cap Rate 7%
$228,943
Cap Rate 9%
$178,067
Alternative Uses
Best Use
Flex RnD
$873.6K
$764.4K – $1.02M
NOI $61,152 @ 7.0% cap · market cap 34.96%
Second Best
Office B
$744.0K
$651.0K – $868.0K
NOI $52,082 @ 7.0% cap · market cap 29.78%
Theoretical Best
Office A
$1.01M
$884.0K – $1.18M
NOI $70,721 @ 7.0% cap · market cap 40.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Drive-in doors
Location Intelligence
Trade Area within ½ mile
5
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 01026, MA
1,011
Population
590
Households
1.7
Avg Household Size
52
Median Age
54%
College-Educated
96%
High-School Grad
28.1 sq mi
ZIP Area
36
Density / Sq Mi
$98,438
Median Household Income
$44,375
Median Earnings
$1,023
Median Rent
$283,600
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Office and garage areas provide a practical base for storage, administration, and business operations.
Where is this flex space located?
The property is located at 6 Beechwood Rd Cummington, MA.
What is the asking price?
The asking price for this property is $174,900.
What are key features of this property?
This property features: 1,659 square feet of office and garage space; Two overhead doors provide garage access; 0.5‑acre property with off‑street parking
