Automotive Repair Facility with Inspection
New
For Sale
$449,000
93 Hamilton St, Southbridge, MA 01550
Includes real estate, equipment, and a front office supporting an operating automotive service business.
Property Size3,756 SF
Days on Market3
Property Features for 93 Hamilton St
General Information
Standard status
Active
Size
3,756 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$3,356
Building Details
Building Size
3,756 SF
Year Built
1948
Listing Agency:
eXp Realty
(617) 710-0929
Listed By:
The Prosperity Group · License #.
(617) 710-0929
Source:
Elliman
Added: Aug 20
Changed: Aug 21
Last Checked: Aug 21 at 8:17AM
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 eXp Realty
Investment Insights
Based on property information with market context.
This automotive repair property combines an operating Massachusetts State Inspection business with the underlying real estate, equipment, and front-office space. The facility contains approximately 3,700 square feet and was built in 1948, providing an established physical setting for automotive service operations.
The property is positioned on Hamilton Street in the central business district of Southbridge Town. The location is described as having strong visibility and traffic exposure, while the recorded Walk Score is 36 and Bike Score is 28. The business traces its history to 1919 and is being offered as the owner prepares for retirement.
The property is positioned on Hamilton Street in the central business district of Southbridge Town. The location is described as having strong visibility and traffic exposure, while the recorded Walk Score is 36 and Bike Score is 28. The business traces its history to 1919 and is being offered as the owner prepares for retirement.
Key Highlights
- Operating automotive repair and Massachusetts State Inspection business
- Approximately 3,700‑square‑foot facility
- Real estate, equipment, and front office included
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
$34,287
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
7.64%
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%
$685,740
$685.7K
Cap Rate 7%
$489,814
$489.8K
Cap Rate 9%
$380,967
$381.0K
Market Conditions
NOI Build-Up for 3,756 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
$51.8K $13.80/SF
− Vacancy
−$2.9K −$0.76/SF
EGI
$49.0K $13.04/SF
− OpEx
−$14.7K −$3.91/SF
NOI
$34.3K $9.13/SF
Area
Worcester County, MA
Vacancy
5.50%
Lease Rate
$13.80 /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%
$685,740
Cap Rate 7%
$489,814
Cap Rate 9%
$380,967
Alternative Uses
Best Use
Retail
$793.4K
$694.3K – $925.7K
NOI $55,541 @ 7.0% cap · market cap 12.37%
Second Best
Industrial
$489.8K
$428.6K – $571.5K
NOI $34,287 @ 7.0% cap · market cap 7.64%
Theoretical Best
Office A
$1.28M
$1.12M – $1.50M
NOI $89,783 @ 7.0% cap · market cap 20.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
968
Businesses Nearby
46k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 70%
Dining 29%
Home Improvements & Furnishings 1%
Cumberland Farms
Shops & Services
17,205 visits/mo
0.2 miles
Dollar Tree
Shops & Services
15,320 visits/mo
0.3 miles
Dunkin' Donuts
Dining
9,918 visits/mo
0.2 miles
SUBWAY
Dining
2,409 visits/mo
0.3 miles
Pizza Chef
Dining
1,152 visits/mo
0.1 miles
Demographics for 01550, MA
17,740
Population
7,644
Households
2.3
Avg Household Size
39
Median Age
18%
College-Educated
82%
High-School Grad
20.2 sq mi
ZIP Area
878
Density / Sq Mi
$59,397
Median Household Income
$41,365
Median Earnings
$1,157
Median Rent
$267,000
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Similar Off Market Nearby
- Southbridge Car Care Center Inc — 58 Goddard St, Southbridge, MA 01550
- Paul's Automotive Machine — 30 Dupaul St, Southbridge, MA 01550
- Goddard St. Garage — 15 Goddard St, Southbridge, MA 01550
- R&B mobile mechanic — 49 Coombs St, Southbridge, MA 01550
- RTS Auto Studio — 59 Beecher St #1, Southbridge, MA 01550
Frequently Asked Questions
What type of property is this?
Auto shop - Includes real estate, equipment, and a front office supporting an operating automotive service business.
Where is this auto shop located?
The property is located at 93 Hamilton St Southbridge, MA.
What is the asking price?
The asking price for this property is $449,000.
What are key features of this property?
This property features: Operating automotive repair and Massachusetts State Inspection business; Approximately 3,700‑square‑foot facility; Real estate, equipment, and front office included
