Mixed-Use Building with Commercial
For Sale
$859,000
14-16-18 Friend St, Amesbury, MA 01913
Commercial Sale, Amesbury, MA
Property Size2,847 SF
Lot Size0.07 Acres
Price / SF$301.72
Days on Market73
Property Features for 14-16-18 Friend St
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
CB
Zoning description
Legal Non-Conforming
Bathrooms
3
Full bathrooms
3
Rooms
Bathroom 3, Bathroom 2, Bathroom 1
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
Listing Agency:
Keller Williams Realty Evolution
(978) 992-4050
Listed By:
Keller Williams Realty Evolution
(978) 927-8700
Added: Jun 23
Changed: Sep 3
Last Checked: Sep 3 at 7:06PM
MLS# 73540435
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 2,847-square-foot mixed-use building combines two vacant commercial spaces at street level with a one-bedroom apartment. The residential unit is leased through June 2027, while the commercial areas provide flexible space for retail, office, restaurant, wellness, or service uses. The property is zoned CB and dates to 1900.
Located at 14-16-18 Friend St in downtown Amesbury, the building offers a street-facing setting with nearby public parking and established pedestrian activity. Improvements have included work to major systems, utilities, windows, siding, and fire-safety components. The 0.0666-acre property also includes three bathrooms, supporting its mixed commercial and residential configuration.
Located at 14-16-18 Friend St in downtown Amesbury, the building offers a street-facing setting with nearby public parking and established pedestrian activity. Improvements have included work to major systems, utilities, windows, siding, and fire-safety components. The 0.0666-acre property also includes three bathrooms, supporting its mixed commercial and residential configuration.
Key Highlights
- 2,847‑square‑foot mixed‑use building on a 0.0666‑acre lot
- Two vacant street‑level commercial spaces
- One‑bedroom apartment leased 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
Mixed Use
$823.6K
$720.7K – $960.9K
NOI $57,652 @ 7.0% cap · market cap 6.71%
Second Best
Retail
$668.2K
$584.7K – $779.6K
NOI $46,777 @ 7.0% cap · market cap 5.45%
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
Multi-tenant
Tenancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
893
Businesses Nearby
17k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Cumberland Farms
Shops & Services
10,188 visits/mo
0.4 miles
Dollar General
Shops & Services
4,283 visits/mo
0.4 miles
Newburyport Bank
Shops & Services
2,159 visits/mo
0.1 miles
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 Retail 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?
Mixed-use property - Two street-level commercial spaces accompany a one-bedroom apartment leased through June 2027.
Where is this mixed-use property 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: 2,847‑square‑foot mixed‑use building on a 0.0666‑acre lot; Two vacant street‑level commercial spaces; One‑bedroom apartment leased through June 2027
