Two-Unit Property with Off-Street
For Sale
$399,000
13 Pearl St, Amesbury, MA 01913
Two-unit residential property requiring rehabilitation, with distinct layouts and dedicated off-street parking.
Property Size2,160 SF
Price / SF$184.72
Days on Market41
Property Features for 13 Pearl St
General Information
Standard status
Active
Size
2,160 SF
Property subtype
Multi-Family
Property Condition
Severity
Repairs Needed
Evidence
in need of rehab
Additional Details
Multifamily Units
2
Building Details
Year Built
1870
Listing Agency:
RE/MAX 360
(978) 535-3122
Listed By:
Bob Trodden
Source:
Gooddeedsrealtypartners
Added: Jul 21
Changed: Aug 28
Last Checked: Aug 29 at 12:33PM
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 RE/MAX 360
Investment Insights
Based on property information with market context.
This duplex contains 2,160 square feet and dates to 1870. The first unit includes a living room, dining area, kitchen, and one bedroom. The second is a two-level townhouse-style unit with five rooms, two beds on the second floor, and three beds plus an additional loft on the third floor.
Off-street parking serves the property. The building requires rehabilitation and is located at 13 Pearl St in Amesbury, Massachusetts.
Off-street parking serves the property. The building requires rehabilitation and is located at 13 Pearl St in Amesbury, Massachusetts.
Key Highlights
- 2,160‑square‑foot duplex built in 1870
- First unit includes living room, dining room, kitchen, and one bedroom
- Second unit is a two‑level townhouse with five rooms
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
$36,388
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
9.12%
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%
$727,760
$727.8K
Cap Rate 7%
$519,829
$519.8K
Cap Rate 9%
$404,311
$404.3K
Market Conditions
NOI Build-Up for 2,160 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
$54.4K $25.20/SF
− Vacancy
−$2.4K −$1.13/SF
EGI
$52.0K $24.07/SF
− OpEx
−$15.6K −$7.22/SF
NOI
$36.4K $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%
$727,760
Cap Rate 7%
$519,829
Cap Rate 9%
$404,311
Alternative Uses
Best Use
Multifamily LT 5
$519.8K
$454.9K – $606.5K
NOI $36,388 @ 7.0% cap · market cap 9.12%
Second Best
Apartment 5plus
$469.2K
$410.6K – $547.4K
NOI $32,846 @ 7.0% cap · market cap 8.23%
Theoretical Best
Office A
$1.28M
$1.12M – $1.49M
NOI $89,510 @ 7.0% cap · market cap 22.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
803
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-unit residential property requiring rehabilitation, with distinct layouts and dedicated off-street parking.
Where is this duplex located?
The property is located at 13 Pearl St Amesbury, MA.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: 2,160‑square‑foot duplex built in 1870; First unit includes living room, dining room, kitchen, and one bedroom; Second unit is a two‑level townhouse with five rooms
