Downtown Corner Redevelopment
For Sale
$265,000
630 Dwight Street, Holyoke, MA 01040
Prime corner location suitable for redevelopment or reuse.
Property Size2,254 SF
Price / SF$117.57
Days on Market1108
Property Features for 630 Dwight Street
General Information
Standard status
Active
Size
2,254 SF
Property subtype
Commercial
Zoning
BC
Taxes and HOA fees
Annual Taxes
$5,580
Building Details
Building Size
2,254 SF
Year Built
1964
Listing Agency:
Berkshire Hathaway HomeServices Evolution Properties
(833) 668-4649
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: Aug 30, 2023
Changed: Sep 9
Last Checked: Sep 9 at 5:51AM
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 Berkshire Hathaway HomeServices Evolution Properties
Investment Insights
Based on property information with market context.
This property is a former 3-bay service station situated on a large, open, paved lot with multiple curb cuts at a prime downtown corner location across from the U.S. Post Office and Veterans Park. The masonry building is potentially dividable for leasehold tenant income and features good facility and utility potential. A new roof was installed in June 2023, and a drive-thru canopy remains in place. All underground tanks have been removed. The property is suitable for a variety of approved uses including retail, offices, contractor/service companies, mechanical, and automotive sales/repair, subject to deeded use restrictions including no petroleum/fuel sales. The property features high visibility and traffic count, with convenient access to city amenities and services, surrounding communities, and major routes and highways. It is close to other recent and planned redevelopment and investment projects and is available immediately.
Key Highlights
- Prime downtown corner location across from U.S. Post Office & Veterans Park
- Large, open, paved lot with multiple curb cuts
- Ideal for a variety of approved uses
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
$12,038
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
4.54%
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%
$240,760
$240.8K
Cap Rate 7%
$171,971
$172.0K
Cap Rate 9%
$133,756
$133.8K
Market Conditions
NOI Build-Up for 2,254 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
$18.4K $8.16/SF
− Vacancy
−$1.2K −$0.53/SF
EGI
$17.2K $7.63/SF
− OpEx
−$5.2K −$2.29/SF
NOI
$12.0K $5.34/SF
Area
Hampden County, MA
Vacancy
6.50%
Lease Rate
$8.16 /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%
$240,760
Cap Rate 7%
$171,971
Cap Rate 9%
$133,756
Alternative Uses
Best Use
Retail
$529.1K
$462.9K – $617.2K
NOI $37,034 @ 7.0% cap · market cap 13.98%
Second Best
Industrial
$172.0K
$150.5K – $200.6K
NOI $12,038 @ 7.0% cap · market cap 4.54%
Theoretical Best
Office A
$1.39M
$1.22M – $1.62M
NOI $97,243 @ 7.0% cap · market cap 36.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,383
Businesses Nearby
33k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 73%
Shops & Services 19%
Electronics 7%
McDonald's
Dining
21,799 visits/mo
0.2 miles
Circle K
Shops & Services
4,140 visits/mo
0.3 miles
Domino's Pizza
Dining
2,723 visits/mo
0.3 miles
U-Haul Moving & Storage Of Holyoke
Shops & Services
2,222 visits/mo
0.3 miles
Boost Mobile
Electronics
1,498 visits/mo
0.2 miles
Demographics for 01040, MA
38,238
Population
17,057
Households
2.2
Avg Household Size
39
Median Age
24%
College-Educated
79%
High-School Grad
21.2 sq mi
ZIP Area
1,804
Density / Sq Mi
$51,892
Median Household Income
$41,801
Median Earnings
$1,016
Median Rent
$255,300
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Northeast region
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Frequently Asked Questions
What type of property is this?
Auto shop - Prime corner location suitable for redevelopment or reuse.
Where is this auto shop located?
The property is located at 630 Dwight Street Holyoke, MA.
What is the asking price?
The asking price for this property is $265,000.
What are key features of this property?
This property features: Prime downtown corner location across from U.S. Post Office & Veterans Park; Large, open, paved lot with multiple curb cuts; Ideal for a variety of approved uses
