Two-Family Duplex with Additional
For Sale
$749,000
6 Richs Court, Amesbury, MA 01913
Residential Income, Amesbury, MA
Property Size3,165 SF
Lot Size0.16 Acres
Price / SF$236.65
Days on Market47
Property Features for 6 Richs Court
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
IC
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bedroom 2, Bedroom 3, Bedroom 4, Bathroom 1, Bedroom 1
Parking
6
Elementary school
Amesbury
Middle school
Amesbury
High school
Amesbury
Directions
Route 110 to Elm Street to Rich's Court
Standard status
Active
APN
5371,3667272
Size
3,165 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
7156
Building Details
Year built
1850
Floors in Building
6
Number of units
2
Listing Agency:
Keller Williams Realty Evolution
(978) 992-4050
Listed By:
Keller Williams Realty Evolution
Added: Jul 9
Changed: Aug 19
Last Checked: Aug 24 at 2:06PM
MLS# 73547656
Copyright © 2026 MLS Property Information Network Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This two-family duplex at 6 Richs Court includes a total of 3,165 SF and was built in 1850. The property features four bedrooms and two bathrooms across the home’s rooms layout, and it includes a renovated side for owner-occupancy while the rental side can help offset the mortgage.
The duplex is positioned at the end of a quiet dead-end court in downtown Amesbury near Market Square. An additional parcel at 9 Richs Court is included and is partially paved for extra parking. The additional parcel also offers potential for an oversized garage with an ADU above, with buildability and permitted uses to be verified by the buyer. The area is described as close to downtown dining, shops, and the Riverwalk, with quick access to I-495 and I-95. The property is zoned IC.
Rooms include four bedrooms and two bathrooms.
The duplex is positioned at the end of a quiet dead-end court in downtown Amesbury near Market Square. An additional parcel at 9 Richs Court is included and is partially paved for extra parking. The additional parcel also offers potential for an oversized garage with an ADU above, with buildability and permitted uses to be verified by the buyer. The area is described as close to downtown dining, shops, and the Riverwalk, with quick access to I-495 and I-95. The property is zoned IC.
Rooms include four bedrooms and two bathrooms.
Key Highlights
- 3,165 SF two‑family duplex built in 1850
- Includes additional parcel at 9 Richs Court, partially paved for extra parking
- Potential for an oversized garage with an ADU above; buildability and permitted uses to be verified
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
$53,318
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
7.12%
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%
$1,066,360
$1.1M
Cap Rate 7%
$761,686
$761.7K
Cap Rate 9%
$592,422
$592.4K
Market Conditions
NOI Build-Up for 3,165 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
$79.8K $25.20/SF
− Vacancy
−$3.6K −$1.13/SF
EGI
$76.2K $24.07/SF
− OpEx
−$22.9K −$7.22/SF
NOI
$53.3K $16.85/SF
Area
Essex County, MA
Vacancy
4.50%
Lease Rate
$25.20 /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%
$1,066,360
Cap Rate 7%
$761,686
Cap Rate 9%
$592,422
Alternative Uses
Best Use
Multifamily LT 5
$761.7K
$666.5K – $888.6K
NOI $53,318 @ 7.0% cap · market cap 7.12%
Second Best
Apartment 5plus
$687.5K
$601.6K – $802.1K
NOI $48,128 @ 7.0% cap · market cap 6.43%
Theoretical Best
Office A
$1.87M
$1.64M – $2.19M
NOI $131,157 @ 7.0% cap · market cap 17.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
858
Businesses Nearby
Explore this area
Business Placement
Demographics for 01913, MA
17,366
Population
7,827
Households
2.2
Avg Household Size
44
Median Age
43%
College-Educated
95%
High-School Grad
12.3 sq mi
ZIP Area
1,412
Density / Sq Mi
$100,599
Median Household Income
$60,627
Median Earnings
$1,573
Median Rent
$475,400
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?
Duplex - Two-family duplex on a quiet dead-end court with an additional partially paved parcel for extra parking and possible ADU setup.
Where is this duplex located?
The property is located at 6 Richs Court Amesbury, MA.
What is the asking price?
The asking price for this property is $749,000.
What are key features of this property?
This property features: 3,165 SF two‑family duplex built in 1850; Includes additional parcel at 9 Richs Court, partially paved for extra parking; Potential for an oversized garage with an ADU above; buildability and permitted uses to be verified
