Conventional Restaurant Property with
For Sale
$599,000
Pending
650 N Main St, Sheffield, MA 01257
COMMERCIAL - Sheffield, MA
Property Size6,007 SF
Lot Size0.80 Acres
Days on Market137
Property Features for 650 N Main St
General Information
Property type
Commercial Sale
Property subtype
Other
Rooms
Basement
Parking features
Off Street
Interior features
Air Cond, Handicap Access
Accessibility
Accessible Approach with Ramp
Directions
From center of Sheffield, north on Route 7, just north of Covered Bridge on the right.
Subdivision
South Registry
Standard status
Pending
Size
6,007 SF
Lot size
0.80 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
5183
Utilities
Utilities
Cable Available
Sewer type
Private Sewer
Water source
Private
Building Details
Year built
1947
Building materials
Wood Frame
Roof type
Asphalt
Listing Agency:
ALDEN COUNTRY REAL ESTATE SERVICES
(413) 335-9300
Listed By:
Dan Alden · License #9516105
(413) 335-9300
Added: Apr 6
Changed: Aug 4
Last Checked: Aug 20 at 8:06AM
MLS# 249089
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 6,007-square-foot commercial building occupies 0.8 acres and includes dining areas, a bar, and commercial kitchen infrastructure. The layout reflects its former restaurant operation while offering a substantial existing framework for restaurant, café, market, event, or mixed-use commercial applications. Interior features include air conditioning, a basement, and accessibility improvements with an approach ramp.
The property fronts Route 7 in Sheffield and includes off-street parking. Constructed in 1947 with wood-frame construction, it has an asphalt roof, private water, and private sewer. Cable service is available. Its setting provides access to the surrounding Southern Berkshires, the tri-state area, and nearby Great Barrington.
The property fronts Route 7 in Sheffield and includes off-street parking. Constructed in 1947 with wood-frame construction, it has an asphalt roof, private water, and private sewer. Cable service is available. Its setting provides access to the surrounding Southern Berkshires, the tri-state area, and nearby Great Barrington.
Key Highlights
- 6,007‑square‑foot building on 0.8 acres
- Dining areas, bar, and commercial kitchen infrastructure
- Located along Route 7 in Sheffield
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
$32,919
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
5.50%
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%
$658,380
$658.4K
Cap Rate 7%
$470,271
$470.3K
Cap Rate 9%
$365,767
$365.8K
Market Conditions
NOI Build-Up for 6,007 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
$50.5K $8.40/SF
− Vacancy
−$3.4K −$0.57/SF
EGI
$47.0K $7.83/SF
− OpEx
−$14.1K −$2.35/SF
NOI
$32.9K $5.48/SF
Area
Berkshire County, MA
Vacancy
6.80%
Lease Rate
$8.40 /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%
$658,380
Cap Rate 7%
$470,271
Cap Rate 9%
$365,767
Alternative Uses
Best Use
Specialty Retail
$1.33M
$1.17M – $1.55M
NOI $93,226 @ 7.0% cap · market cap 15.56%
Second Best
Industrial
$470.3K
$411.5K – $548.7K
NOI $32,919 @ 7.0% cap · market cap 5.50%
Theoretical Best
Office A
$1.76M
$1.54M – $2.05M
NOI $123,119 @ 7.0% cap · market cap 20.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
46
Businesses Nearby
7k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Dollar General
Shops & Services
5,040 visits/mo
0.1 miles
NBT Bank
Shops & Services
1,759 visits/mo
0.1 miles
Demographics for 01257, MA
2,140
Population
1,238
Households
1.7
Avg Household Size
53
Median Age
41%
College-Educated
100%
High-School Grad
33.9 sq mi
ZIP Area
63
Density / Sq Mi
$80,227
Median Household Income
$40,907
Median Earnings
$1,161
Median Rent
$432,100
Median Home Value
Market
Vacancy Rate% for Retail 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?
Conventional restaurant - Existing dining, bar, and food-preparation areas support a range of commercial concepts.
Where is this conventional restaurant located?
The property is located at 650 N Main St Sheffield, MA.
What is the asking price?
The asking price for this property is $599,000.
What are key features of this property?
This property features: 6,007‑square‑foot building on 0.8 acres; Dining areas, bar, and commercial kitchen infrastructure; Located along Route 7 in Sheffield
