Antique Duplex with Fenced
For Sale
$499,000
Pending
6 Spring St, Amesbury, MA 01913
Antique duplex with walk-up attic, wide pine floors, and two fenced private back yards.
Property Size2,241 SF
Days on Market32
Property Features for 6 Spring St
General Information
Standard status
Pending
Size
2,241 SF
Total Parking Spaces
2
Property subtype
Residential Income
Zoning
R8
Additional Details
Fenced Yard
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$7,478
Building Details
Building Size
2,241 SF
Year Built
1770
Stories
3
Units
2
Tenancy
Multi
Listing Agency:
Lamacchia Realty, Inc.
(978) 609-3970
Listed By:
Cathy Toomey · License #452000038
(978) 609-3970
Source:
Aucoinryanrealty
Added: Jul 25
Changed: Aug 23
Last Checked: Aug 13 at 3:56AM
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 Lamacchia Realty, Inc.
Investment Insights
Based on property information with market context.
This antique duplex offers a flexible residential income configuration with wide pine floors throughout most rooms, along with some hardwood. A walk-up attic provides additional storage and could support future expansion. The left-side bathroom has been gutted and needs replacement, though plumbing is in place. The property also features a walk-up attic and a fenced back yard split into two private back yards.
Located less than a mile from downtown Amesbury, the home is close to local shops and restaurants and convenient to commuting routes.
Exterior improvements include roofing, siding, and fencing that are approximately 12 years old, with low-maintenance vinyl siding.
Located less than a mile from downtown Amesbury, the home is close to local shops and restaurants and convenient to commuting routes.
Exterior improvements include roofing, siding, and fencing that are approximately 12 years old, with low-maintenance vinyl siding.
Key Highlights
- Antique duplex built in 1770 with wide pine floors throughout most rooms (some hardwood as well).
- Walk‑up attic offers storage space and potential for future expansion.
- Bathroom on left side is gutted with plumbing already in place; needs replacement.
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
$37,752
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
7.57%
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%
$755,040
$755.0K
Cap Rate 7%
$539,314
$539.3K
Cap Rate 9%
$419,467
$419.5K
Market Conditions
NOI Build-Up for 2,241 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
$56.5K $25.20/SF
− Vacancy
−$2.5K −$1.13/SF
EGI
$53.9K $24.07/SF
− OpEx
−$16.2K −$7.22/SF
NOI
$37.8K $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%
$755,040
Cap Rate 7%
$539,314
Cap Rate 9%
$419,467
Alternative Uses
Best Use
Multifamily LT 5
$539.3K
$471.9K – $629.2K
NOI $37,752 @ 7.0% cap · market cap 7.57%
Second Best
Apartment 5plus
$486.8K
$426.0K – $568.0K
NOI $34,078 @ 7.0% cap · market cap 6.83%
Theoretical Best
Office A
$1.33M
$1.16M – $1.55M
NOI $92,866 @ 7.0% cap · market cap 18.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
840
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 - Antique duplex with walk-up attic, wide pine floors, and two fenced private back yards.
Where is this duplex located?
The property is located at 6 Spring St Amesbury, MA.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: Antique duplex built in 1770 with wide pine floors throughout most rooms (some hardwood as well).; Walk‑up attic offers storage space and potential for future expansion.; Bathroom on left side is gutted with plumbing already in place; needs replacement.
