Downtown Mixed-Use
For Sale
$1,100,000
93-95 Main Street, Easthampton, MA 01027
Mixed-use property with an established first-floor restaurant and four renovated studio apartments above.
Property Size4,861 SF
Price / SF$226.29
Days on Market102
Property Features for 93-95 Main Street
General Information
Standard status
Active
Size
4,861 SF
Property subtype
Commercial
Additional Details
Business Included
Yes
Multifamily Units
4
Building Details
Year Built
1850
Tenancy
Multi
Listing Agency:
5 College REALTORS Northampton
Listed By:
Robert Goggins
(616) 871-9200
Source:
Fivecollegerealtors
Added: May 27
Changed: Sep 2
Last Checked: Sep 4 at 10:08AM
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 5 College REALTORS Northampton
Investment Insights
Based on property information with market context.
This well-maintained mixed-use building includes an established restaurant tenant occupying the first-floor and basement levels. The upper floors provide four renovated studio apartments, all updated within the past year.
The property is located on Main Street in downtown Easthampton and is described as within walking distance to shops, restaurants, and other downtown amenities.
The layout combines street-level commercial space with residential units above, creating a single building configuration that supports both income-producing uses.
The property is located on Main Street in downtown Easthampton and is described as within walking distance to shops, restaurants, and other downtown amenities.
The layout combines street-level commercial space with residential units above, creating a single building configuration that supports both income-producing uses.
Key Highlights
- Mixed‑use building on Main Street in downtown Easthampton
- First floor and basement leased to an established restaurant tenant for immediate income
- Four renovated studio apartments on the upper floors, updated within the past year
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
$70,220
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
6.38%
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%
$1,404,400
$1.4M
Cap Rate 7%
$1,003,143
$1.0M
Cap Rate 9%
$780,222
$780.2K
Market Conditions
NOI Build-Up for 4,861 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
$105.0K $21.60/SF
− Vacancy
−$4.7K −$0.96/SF
EGI
$100.3K $20.64/SF
− OpEx
−$30.1K −$6.19/SF
NOI
$70.2K $14.45/SF
Area
Hampshire County, MA
Vacancy
4.46%
Lease Rate
$21.60 /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%
$1,404,400
Cap Rate 7%
$1,003,143
Cap Rate 9%
$780,222
Alternative Uses
Best Use
Specialty Retail
$1.53M
$1.34M – $1.78M
NOI $106,966 @ 7.0% cap · market cap 9.72%
Second Best
Multifamily LT 5
$1.00M
$877.8K – $1.17M
NOI $70,220 @ 7.0% cap · market cap 6.38%
Theoretical Best
Office A
$2.96M
$2.59M – $3.45M
NOI $207,219 @ 7.0% cap · market cap 18.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Residential units
Multi-tenant
Tenancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
726
Businesses Nearby
Explore this area
Business Placement
Demographics for 01027, MA
17,896
Population
9,221
Households
1.9
Avg Household Size
46
Median Age
41%
College-Educated
93%
High-School Grad
40.6 sq mi
ZIP Area
441
Density / Sq Mi
$73,657
Median Household Income
$45,652
Median Earnings
$1,195
Median Rent
$348,300
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use property with an established first-floor restaurant and four renovated studio apartments above.
Where is this mixed-use property located?
The property is located at 93-95 Main Street Easthampton, MA.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: Mixed‑use building on Main Street in downtown Easthampton; First floor and basement leased to an established restaurant tenant for immediate income; Four renovated studio apartments on the upper floors, updated within the past year
