Single-Story Manufacturing
For Sale
$619,000
901 Southampton Rd, Westfield, MA 01085
Updated industrial building with office, production, storage, and infrastructure supporting multiple electrical services.
Property Size4,179 SF
Price / SF$148.12
Days on Market167
Property Features for 901 Southampton Rd
General Information
Standard status
Active
Size
4,179 SF
Property subtype
Commercial
Zoning
C
Additional Details
Road Access
Yes
Three-Phase Power
Yes
Taxes and HOA fees
Annual Taxes
$8,290
Building Details
Building Size
4,179 SF
Year Built
1947
Stories
1
Listing Agency:
City Realty Group
(978) 578-5013
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: Mar 18
Changed: Aug 29
Last Checked: Aug 30 at 1:54PM
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 City Realty Group
Investment Insights
Based on property information with market context.
Built in 1947, this single-story manufacturing facility includes an office area, heavy-duty manufacturing floor, partial basement storage, compressed air, and 3 Phase power capability. Two electrical services support subletting potential. Recent improvements include a roof surface with warranty, gutters, duct work, ceiling insulation, ceiling tiles, exterior paint, and resurfaced pavement. The property is zoned C.
The facility is located at 901 Southampton Rd in Westfield, Massachusetts, along Route 10/202. The parcel provides 200 feet of frontage, 2 curb cuts, and a generally level site. Approximately 15,000 VPD is reported by MassDOT. Nearby commercial context includes Dunkin’, Cumberland Farms, Dollar General, Barnes AFB, and major employers. The building may also support conversion to retail, service, or other commercial applications.
The facility is located at 901 Southampton Rd in Westfield, Massachusetts, along Route 10/202. The parcel provides 200 feet of frontage, 2 curb cuts, and a generally level site. Approximately 15,000 VPD is reported by MassDOT. Nearby commercial context includes Dunkin’, Cumberland Farms, Dollar General, Barnes AFB, and major employers. The building may also support conversion to retail, service, or other commercial applications.
Key Highlights
- Manufacturing facility built in 1947 with office, production floor, and partial basement storage
- 200 feet of frontage on Route 10/202 with 2 curb cuts
- Approximately 15,000 VPD per MassDOT
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
$22,319
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
3.61%
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%
$446,380
$446.4K
Cap Rate 7%
$318,843
$318.8K
Cap Rate 9%
$247,989
$248.0K
Market Conditions
NOI Build-Up for 4,179 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
$34.1K $8.16/SF
− Vacancy
−$2.2K −$0.53/SF
EGI
$31.9K $7.63/SF
− OpEx
−$9.6K −$2.29/SF
NOI
$22.3K $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%
$446,380
Cap Rate 7%
$318,843
Cap Rate 9%
$247,989
Alternative Uses
Best Use
Industrial
$318.8K
$279.0K – $372.0K
NOI $22,319 @ 7.0% cap · market cap 3.61%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.58M
$2.25M – $3.00M
NOI $180,292 @ 7.0% cap · market cap 29.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
102
Businesses Nearby
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
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Manufacturing property - Updated industrial building with office, production, storage, and infrastructure supporting multiple electrical services.
Where is this manufacturing property located?
The property is located at 901 Southampton Rd Westfield, MA.
What is the asking price?
The asking price for this property is $619,000.
What are key features of this property?
This property features: Manufacturing facility built in 1947 with office, production floor, and partial basement storage; 200 feet of frontage on Route 10/202 with 2 curb cuts; Approximately 15,000 VPD per MassDOT
