Agawam Industrial Park
For Sale
Contact for pricing
769 Silver St, Agawam, MA 01001
17+ acre industrial park with retail, office, and warehouse space.
Property Size47,500 SF
Lot Size17.00 Acres
Price / SF$187.37
Days on Market1882
Property Features for 769 Silver St
General Information
Standard status
Active
Size
47,500 SF
Total Parking Spaces
10
Lot size
17.00 Acres
Property subtype
Retail, Industrial
Zoning
IB
Building Details
Buildings
7
Stories
2
Units
5
Listing Agency:
Park Square Realty's
Listed By:
Ted Cassell · License #MA 9016155
(413) 789-9830
Source:
Crexi
Added: Jul 10, 2021
Changed: Aug 22
Last Checked: Aug 31 at 11:30PM
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 Park Square Realty's
Investment Insights
Based on property information with market context.
This property presents an opportunity within an industrial park area, offering convenient highway access. The site encompasses over 17 acres and includes multiple outbuildings. Existing structures feature approximately 2500 square feet of retail space, over 4000 square feet of office, conference room, and kitchen space, and over 41,000 square feet of warehouse space. The total property size is 47,500 square feet. The parcel also provides ample room for expansion to accommodate future requirements. The property may be suitable for a marijuana dispensary or growing facility with retail and offices.
Key Highlights
- Over 41,000 Sq. Ft. of Warehouse Space
- 17 Plus Acre Parcel with Room for Expansion
- 2500 Sq. Ft. of Retail 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
$780,444
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
8.77%
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%
$15,608,880
$15.6M
Cap Rate 7%
$11,149,200
$11.1M
Cap Rate 9%
$8,671,600
$8.7M
Market Conditions
NOI Build-Up for 47,500 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
$1.14M $24.00/SF
− Vacancy
−$25.1K −$0.53/SF
EGI
$1.11M $23.47/SF
− OpEx
−$334.5K −$7.04/SF
NOI
$780.4K $16.43/SF
Area
Hampden County, MA
Vacancy
2.20%
Lease Rate
$24.00 /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%
$15,608,880
Cap Rate 7%
$11,149,200
Cap Rate 9%
$8,671,600
Alternative Uses
Best Use
Office B
$21.53M
$18.84M – $25.12M
NOI $1,507,194 @ 7.0% cap · market cap 16.93%
Second Best
Retail
$11.15M
$9.76M – $13.01M
NOI $780,444 @ 7.0% cap · market cap 8.77%
Theoretical Best
Office A
$29.28M
$25.62M – $34.15M
NOI $2,049,264 @ 7.0% cap · market cap 23.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
162
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 01001, MA
16,984
Population
7,033
Households
2.4
Avg Household Size
46
Median Age
36%
College-Educated
92%
High-School Grad
11.3 sq mi
ZIP Area
1,503
Density / Sq Mi
$71,924
Median Household Income
$54,266
Median Earnings
$1,305
Median Rent
$270,300
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Similar Off Market Nearby
- Stick It Here Self Storage - Agawam — 32 Shoemaker Ln, Agawam, MA 01001
- Golden Storage — 444 Shoemaker Ln, Agawam, MA 01001
- Agawam Self Storage Center — 727 Silver St, Agawam, MA 01001
Frequently Asked Questions
What type of property is this?
Warehouse - 17+ acre industrial park with retail, office, and warehouse space.
Where is this warehouse located?
The property is located at 769 Silver St Agawam, MA.
What is the asking price?
The asking price for this property is $8,900,000.
What are key features of this property?
This property features: Over 41,000 Sq. Ft. of Warehouse Space; 17 Plus Acre Parcel with Room for Expansion; 2500 Sq. Ft. of Retail Space
