Flex Space with Drive-In
New
For Sale
$379,000
6 Clinton Avenue, Westfield, MA 01085
Workshop-oriented features are paired with office areas and additional unfinished space.
Property Size5,346 SF
Price / SF$70.89
Days on Market6
Property Features for 6 Clinton Avenue
General Information
Standard status
Active
Size
5,346 SF
Property subtype
Commercial
Warehouse & Industrial
Drive-In Doors
3
Three-Phase Power
Yes
Additional Details
Highway Access
Yes
Building Details
Year Built
1850
Listing Agency:
Coldwell Banker Realty - Western MA
Listed By:
Apryl White
(413) 654-6909
Source:
Parksquarerealty
Added: Sep 22
Changed: Sep 26
Last Checked: Sep 26 at 7:54AM
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 Realty - Western MA
Investment Insights
Based on property information with market context.
This 5,346-square-foot flex property, built in 1850, includes three drive-in bays measuring 11.5 x 10 feet each. The main floor has three-phase power, two offices, and a full bathroom. An unfinished second floor includes plumbing in place for a toilet, shower, and sink; basement storage adds another area for keeping materials or equipment.
The property is near Route 20, with access to the Mass Pike and Downtown Westfield. Its commercial-use history includes welding, machine and motor or generator repair, woodworking, and studio work.
The property is near Route 20, with access to the Mass Pike and Downtown Westfield. Its commercial-use history includes welding, machine and motor or generator repair, woodworking, and studio work.
Key Highlights
- 5,346 square feet; built in 1850
- Three drive‑in bays, each 11.5 x 10 ft
- Three‑phase power, two offices, and a full bathroom on the main level
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
$34,670
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
9.15%
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%
$693,400
$693.4K
Cap Rate 7%
$495,286
$495.3K
Cap Rate 9%
$385,222
$385.2K
Market Conditions
NOI Build-Up for 5,346 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
$43.6K $8.16/SF
− Vacancy
−$2.8K −$0.53/SF
EGI
$40.8K $7.63/SF
− OpEx
−$6.1K −$1.14/SF
NOI
$34.7K $6.49/SF
Area
Hampden County, MA
Vacancy
6.50%
Lease Rate
$8.16 /SF/Yr
Expense Ratio
15.00%
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%
$693,400
Cap Rate 7%
$495,286
Cap Rate 9%
$385,222
Alternative Uses
Best Use
Flex RnD
$981.1K
$858.5K – $1.14M
NOI $68,678 @ 7.0% cap · market cap 18.12%
Second Best
Warehouse
$495.3K
$433.4K – $577.8K
NOI $34,670 @ 7.0% cap · market cap 9.15%
Theoretical Best
Office A
$3.29M
$2.88M – $3.84M
NOI $230,639 @ 7.0% cap · market cap 60.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
3
Drive-in doors
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,016
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 01085, MA
41,529
Population
17,054
Households
2.4
Avg Household Size
41
Median Age
33%
College-Educated
92%
High-School Grad
59.7 sq mi
ZIP Area
696
Density / Sq Mi
$83,821
Median Household Income
$44,737
Median Earnings
$1,064
Median Rent
$296,300
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in Northeast region
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Similar Off Market Nearby
- Peppermill Catering, LLC — 18 Broad St, Westfield, MA 01085
- Vlad's Pizza — 18 Arnold St, Westfield, MA 01085
Frequently Asked Questions
What type of property is this?
Flex space - Workshop-oriented features are paired with office areas and additional unfinished space.
Where is this flex space located?
The property is located at 6 Clinton Avenue Westfield, MA.
What is the asking price?
The asking price for this property is $379,000.
What are key features of this property?
This property features: 5,346 square feet; built in 1850; Three drive‑in bays, each 11.5 x 10 ft; Three‑phase power, two offices, and a full bathroom on the main level
