Office Building with Parking
For Sale
$575,000
Pending
60 Cottage St, Great Barrington, MA 01236
Office building configured for professional use, with major capital upgrades and a large on-site parking lot.
Property Size2,103 SF
Days on Market123
Property Features for 60 Cottage St
General Information
Standard status
Pending
Size
2,103 SF
Property subtype
COMMERCIAL
Building Details
Building Size
2,103 SF
Year Built
1920
Listing Agency:
STONE HOUSE PROPERTIES, LLC
Listed By:
Timothy Gallagher · License #9573698
(413) 822-1008
Source:
Stonehouseproperties
Added: May 6
Changed: Sep 4
Last Checked: Aug 8 at 9:18AM
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 STONE HOUSE PROPERTIES, LLC
Investment Insights
Based on property information with market context.
This office building was previously utilized for professional offices serving mental health services, and it is configured for continued office use. Capital improvements include a newer boiler, newer hot water heater, a fully monitored smoke and CO detection system, and replacement of all windows.
The property is positioned within walking distance to downtown Great Barrington and sits on over one acre of land. It includes a large on-site parking lot designed to support convenient access for staff and visitors.
With its existing professional office layout and the completed building systems and envelope upgrades, the property offers a workable foundation for an owner seeking continued office operations.
The property is positioned within walking distance to downtown Great Barrington and sits on over one acre of land. It includes a large on-site parking lot designed to support convenient access for staff and visitors.
With its existing professional office layout and the completed building systems and envelope upgrades, the property offers a workable foundation for an owner seeking continued office operations.
Key Highlights
- Office building built in 1920, configured for professional use
- Capital improvements include a newer boiler, newer hot water heater, and all windows replaced
- Fully monitored smoke and CO detection system installed
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
$30,435
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
5.29%
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%
$608,700
$608.7K
Cap Rate 7%
$434,786
$434.8K
Cap Rate 9%
$338,167
$338.2K
Market Conditions
NOI Build-Up for 2,103 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
$63.1K $30.00/SF
− Vacancy
−$12.4K −$5.88/SF
EGI
$50.7K $24.12/SF
− OpEx
−$20.3K −$9.65/SF
NOI
$30.4K $14.47/SF
Area
Berkshire County, MA
Vacancy
19.60%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
40.00%
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%
$608,700
Cap Rate 7%
$434,786
Cap Rate 9%
$338,167
Alternative Uses
Best Use
Healthcare Medical
$434.8K
$380.4K – $507.3K
NOI $30,435 @ 7.0% cap · market cap 5.29%
Second Best
Office B
$391.3K
$342.4K – $456.5K
NOI $27,391 @ 7.0% cap · market cap 4.76%
Theoretical Best
Office A
$615.8K
$538.8K – $718.4K
NOI $43,103 @ 7.0% cap · market cap 7.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
827
Businesses Nearby
Explore this area
Business Placement
Demographics for 01236, MA
1,513
Population
789
Households
1.9
Avg Household Size
48
Median Age
62%
College-Educated
97%
High-School Grad
6.6 sq mi
ZIP Area
229
Density / Sq Mi
$91,172
Median Household Income
$48,301
Median Earnings
$481,300
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?
Office building - Office building configured for professional use, with major capital upgrades and a large on-site parking lot.
Where is this office building located?
The property is located at 60 Cottage St Great Barrington, MA.
What is the asking price?
The asking price for this property is $575,000.
What are key features of this property?
This property features: Office building built in 1920, configured for professional use; Capital improvements include a newer boiler, newer hot water heater, and all windows replaced; Fully monitored smoke and CO detection system installed
