Holyoke Warehouse/Manufacturing Space For
For Sale
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620 Beaulieu St, Holyoke, MA 01040
24,938 SF warehouse/manufacturing space in Holyoke, MA for sale.
Property Size24,938 SF
Price / SF$64.16
Days on Market676
Property Features for 620 Beaulieu St
General Information
Standard status
Active
Size
24,938 SF
Total Parking Spaces
40
Property subtype
Industrial
Zoning
General Industrial
Lease Type
NNN
Building Details
Year Built
1953
Listing Agency:
R.J. Greeley Company, Inc.
Listed By:
Brendan Greeley · License #MA
Source:
Crexi
Added: Oct 29, 2024
Changed: Sep 2
Last Checked: Sep 1 at 7:14AM
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 R.J. Greeley Company, Inc.
Investment Insights
Based on property information with market context.
Located at 620 Beaulieu Street in Holyoke, MA, this property offers approximately 24,938 square feet of warehouse and manufacturing space. The location is approximately 0.1 miles from Interstate 391 and minutes from Interstates 90 and 91. Access is available via a loading dock and two drive-in doors. The property features heavy electrical service. Utilities are provided by Holyoke Gas and Electric, offering affordable utility rates, making this an ideal location for a manufacturing user.
Key Highlights
- Excellent Location: Just .1 miles from Interstate 391 and minutes from Interstates 90 & 91.
- Affordable Utilities: Served by Holyoke Gas and Electric, offering some of the most affordable utility rates in Massachusetts.
- Approximately 24,938 square feet of versatile warehouse/manufacturing space.
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
$133,187
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
8.32%
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%
$2,663,740
$2.7M
Cap Rate 7%
$1,902,671
$1.9M
Cap Rate 9%
$1,479,856
$1.5M
Market Conditions
NOI Build-Up for 24,938 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
$203.5K $8.16/SF
− Vacancy
−$13.2K −$0.53/SF
EGI
$190.3K $7.63/SF
− OpEx
−$57.1K −$2.29/SF
NOI
$133.2K $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%
$2,663,740
Cap Rate 7%
$1,902,671
Cap Rate 9%
$1,479,856
Alternative Uses
Best Use
Warehouse
$2.31M
$2.02M – $2.70M
NOI $161,727 @ 7.0% cap · market cap 10.11%
Second Best
Industrial
$1.90M
$1.66M – $2.22M
NOI $133,187 @ 7.0% cap · market cap 8.32%
Theoretical Best
Office A
$15.37M
$13.45M – $17.93M
NOI $1,075,885 @ 7.0% cap · market cap 67.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
571
Businesses Nearby
Explore this area
Business Placement
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
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 - 24,938 SF warehouse/manufacturing space in Holyoke, MA for sale.
Where is this manufacturing property located?
The property is located at 620 Beaulieu St Holyoke, MA.
What is the asking price?
The asking price for this property is $1,600,000.
What are key features of this property?
This property features: Excellent Location: Just .1 miles from Interstate 391 and minutes from Interstates 90 & 91.; Affordable Utilities: Served by Holyoke Gas and Electric, offering some of the most affordable utility rates in Massachusetts.; Approximately 24,938 square feet of versatile warehouse/manufacturing space.
