Two-Unit Renovation
For Sale
$555,000
17-19 Whitehall Rd, Amesbury, MA 01913
Attached residential property with flexible layouts, outdoor space, and off-street parking in an R8-zoned setting.
Property Size2,548 SF
Price / SF$217.82
Days on Market117
Property Features for 17-19 Whitehall Rd
General Information
Standard status
Active
Size
2,548 SF
Total Parking Spaces
3
Property subtype
Multi-Family
Zoning
R8
Property Condition
Severity
Repairs Needed
Evidence
In need of updates and renovation
Taxes and HOA fees
Annual Taxes
$7,962
Building Details
Building Size
2,548 SF
Year Built
1860
Stories
3
Listing Agency:
REMAX Executive Realty
(978) 578-5013
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: May 8
Changed: Aug 31
Last Checked: Aug 31 at 2:26PM
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 REMAX Executive Realty
Investment Insights
Based on property information with market context.
Built in 1860, this attached duplex contains 2,548 square feet across two residential units. The first-floor unit has a one-level layout, while the upper residence extends across the second and third floors with four bedrooms and a bonus room. The property requires updates and renovation, offering a configuration suited to an owner undertaking improvements.
Outdoor features include a large yard and off-street parking for up to three vehicles. The property is near Lake Gardner, downtown Amesbury, and the town park, with R8 zoning supporting its residential classification.
Outdoor features include a large yard and off-street parking for up to three vehicles. The property is near Lake Gardner, downtown Amesbury, and the town park, with R8 zoning supporting its residential classification.
Key Highlights
- 2,548‑square‑foot attached duplex
- Upper unit spans the second and third floors with 4 bedrooms and a bonus room
- First‑floor unit has a one‑level layout
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
$42,924
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
7.73%
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%
$858,480
$858.5K
Cap Rate 7%
$613,200
$613.2K
Cap Rate 9%
$476,933
$476.9K
Market Conditions
NOI Build-Up for 2,548 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
$64.2K $25.20/SF
− Vacancy
−$2.9K −$1.13/SF
EGI
$61.3K $24.07/SF
− OpEx
−$18.4K −$7.22/SF
NOI
$42.9K $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%
$858,480
Cap Rate 7%
$613,200
Cap Rate 9%
$476,933
Alternative Uses
Best Use
Multifamily LT 5
$613.2K
$536.6K – $715.4K
NOI $42,924 @ 7.0% cap · market cap 7.73%
Second Best
Apartment 5plus
$553.5K
$484.3K – $645.8K
NOI $38,746 @ 7.0% cap · market cap 6.98%
Theoretical Best
Office A
$1.51M
$1.32M – $1.76M
NOI $105,588 @ 7.0% cap · market cap 19.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
771
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 - Attached residential property with flexible layouts, outdoor space, and off-street parking in an R8-zoned setting.
Where is this duplex located?
The property is located at 17-19 Whitehall Rd Amesbury, MA.
What is the asking price?
The asking price for this property is $555,000.
What are key features of this property?
This property features: 2,548‑square‑foot attached duplex; Upper unit spans the second and third floors with 4 bedrooms and a bonus room; First‑floor unit has a one‑level layout
