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    Agawam Industrial Investment Opportunity Title is generated by Realmo AI

    270 Main St, Agawam, MA 01001

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    106,240 sq ft property with 8.36% cap rate.

    Type:Industrial
    Property size:
    106,240 SF
    Lot size:
    9.39 Acres
    Price / SF:
    $49/SF
    Added:
    Sep 3, 2024
    Days on Market:
    640
    Last Refresh:
    May 13 at 8:03 pm

    Property Features for 270 Main St

    General Information

    Standard status
    Active
    Size
    106,240 SF
    Lot size
    9.39 Acres
    Property subtype
    Industrial

    We can help!

    Listing Contact
    Michael Beaudry
    Michael Beaudry

    Listing agent Michael Beaudry License #CT RES.0819214

    Listing office Logic Impact Group

    Listing date Sep 3, 2024

    Source Crexi

    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 Logic Impact Group

    HighLights

    • Strong Baseline Financials: Generates $438,864 NOI with an 8.36% cap rate.
    • Strategic Location: Situated in an Opportunity Zone with excellent highway access.
    • Expansive Property: 106,240 sq. ft. on 9.39 acres in a strong Agawam industrial market.
    • Value‑Add Upside: Immediate potential to increase returns through market rent adjustments.
    • Owner Financing Available: Leverage seller motivation for favorable terms.
    • Multiple Income Streams: Suitable for contractor garages or rooftop solar installations.

    Overview

    Located at 270 Main St. in Agawam, MA, this property presents a significant investment opportunity within a robust industrial market. The expansive 106,240 sq. ft. building sits on 9.39 acres. Situated within an Opportunity Zone, the site offers potential tax benefits for investors and provides convenient access to major highways, located directly across from Hood. The acreage has previously attracted retail development interest from national brands such as Family Dollar and Dunkin' Donuts. The property is suitable for generating additional income through the addition of contractor garages or rooftop solar installations. The existing warehouse generates a gross scheduled income of $716,604 per year and a net operating income (NOI) of $438,864, resulting in an 8.36% cap rate. Investors can capitalize on below-market rent rates to increase overall returns. Owner financing is available.
    Property Profile Location Intelligence

    Current Use by Public Records

    Agawam Community Center Hotel & Motel Honest Homes LLC Property Management Company All Access Trading ... Department Store NxTLvL Athletics Gym & Fitness Center Chem-X Industrial Manufacturer

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Hair Salon Auto Repair Shop Nail Salon

    Zoning and permitted uses should be independently verified with local authorities.

    Similar Places Nearby

    • U-Name-It Self Storage — 203 Circuit Ave, West Springfield, MA 01089

    Location Insight

    • Map
    • Local Demand
    City
    Agawam
    County
    Hampden
    State
    Massachusetts
    Longitude
    -72.6185577
    Latitude
    42.083393

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    FAQs

    What type of property is this?
    Warehouse - 106,240 sq ft property with 8.36% cap rate.
    Where is this warehouse located?
    The property is located at 270 Main St Agawam, MA.
    What is the asking price?
    The asking price for this property is $5,250,000.
    What are key features of this property?
    This property features: Strong Baseline Financials: Generates $438,864 NOI with an 8.36% cap rate.; Strategic Location: Situated in an Opportunity Zone with excellent highway access.; Expansive Property: 106,240 sq. ft. on 9.39 acres in a strong Agawam industrial market.
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing Michael Beaudry
    Michael Beaudry
    Real Estate License ID: CT RES.0819214
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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