Mixed-Use Live-Work Property with Leased
For Sale
$859,000
14-16-18 Friend St, Amesbury, MA 01913
MULTI_FAMILY - Amesbury, MA
Property Size2,847 SF
Lot Size0.07 Acres
Price / SF$301.72
Days on Market49
Property Features for 14-16-18 Friend St
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
CB
Bedrooms
1
Bathrooms
2
Full bathrooms
1
Half bathrooms
2
Rooms
Bedroom 1, Bathroom 1, Bathroom 3, Bathroom 2
Elementary school
Amesbury
Middle school
Amesbury
High school
Amesbury
Directions
Downtown Amesbury. Use GPS.
Standard status
Active
APN
M:0053 B:0000 L:0259
Size
2,847 SF
Lot size
0.07 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
2037
Building Details
Year built
1900
Floors in Building
3
Number of units
3
Listing Agency:
Keller Williams Realty Evolution
(978) 992-4050
Listed By:
Keller Williams Realty Evolution
Added: Jun 24
Changed: Aug 1
Last Checked: Aug 11 at 11:06PM
MLS# 73541143
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.
Mixed-use live-work building at 14-16-18 Friend St in Amesbury, MA, built in 1900 on a 0.0666-acre lot with 2,847 square feet. The property includes two vacant street-level commercial spaces and a spacious one-bedroom apartment. The apartment is currently leased through June 2027 and includes one bedroom and three bathrooms.
The building has undergone substantial improvements over the years, including updates to major systems, utilities, windows, siding, and fire safety components. Zoning is CB, supporting a mix of commercial and residential use.
For business operators, the combination of street-level commercial space with an on-site residence can provide flexible occupancy options. For investors, the existing apartment lease provides in-place income alongside street-level space that is ready for new commercial use.
The building has undergone substantial improvements over the years, including updates to major systems, utilities, windows, siding, and fire safety components. Zoning is CB, supporting a mix of commercial and residential use.
For business operators, the combination of street-level commercial space with an on-site residence can provide flexible occupancy options. For investors, the existing apartment lease provides in-place income alongside street-level space that is ready for new commercial use.
Key Highlights
- 0.0666‑acre lot with 2,847 SF mixed‑use live‑work building
- Two vacant street‑level commercial spaces
- One‑bedroom apartment with current lease through June 2027
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
$57,652
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
6.71%
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%
$1,153,040
$1.2M
Cap Rate 7%
$823,600
$823.6K
Cap Rate 9%
$640,578
$640.6K
Market Conditions
NOI Build-Up for 2,847 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
$102.5K $36.00/SF
− Vacancy
−$10.2K −$3.60/SF
EGI
$92.2K $32.40/SF
− OpEx
−$34.6K −$12.15/SF
NOI
$57.7K $20.25/SF
Area
Essex County, MA
Vacancy
10.00%
Lease Rate
$36.00 /SF/Yr
Expense Ratio
37.50%
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%
$1,153,040
Cap Rate 7%
$823,600
Cap Rate 9%
$640,578
Alternative Uses
Best Use
Office B
$1.13M
$991.9K – $1.32M
NOI $79,354 @ 7.0% cap · market cap 9.24%
Second Best
Mixed Use
$823.6K
$720.7K – $960.9K
NOI $57,652 @ 7.0% cap · market cap 6.71%
Theoretical Best
Office A
$1.69M
$1.47M – $1.97M
NOI $117,979 @ 7.0% cap · market cap 13.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
893
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 Office in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Live-work space - CB-zoned mixed-use building with two vacant street-level commercial spaces and a one-bedroom apartment leased through June 2027.
Where is this live-work space located?
The property is located at 14-16-18 Friend St Amesbury, MA.
What is the asking price?
The asking price for this property is $859,000.
What are key features of this property?
This property features: 0.0666‑acre lot with 2,847 SF mixed‑use live‑work building; Two vacant street‑level commercial spaces; One‑bedroom apartment with current lease through June 2027
