18-Unit Hotel with River
For Sale
$4,899,000
Pending
175 Bridge Rd, Salisbury, MA 01952
Renovated hospitality property combining guest suites with an on-site restaurant and event venue.
Property Size10,000 SF
Days on Market439
Property Features for 175 Bridge Rd
General Information
Standard status
Pending
Size
10,000 SF
Property subtype
Commercial
Building Details
Year Built
1960
Year Renovated
2016
Listing Agency:
Compass
(850) 554-3142
Listed By:
The Bakhtiari Group · License #BK3153120
Source:
Findyournewenglandhome
Added: Jun 17, 2025
Changed: Aug 28
Last Checked: Aug 25 at 6:32AM
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 Compass
Investment Insights
Based on property information with market context.
This 18-unit hotel on Rings Island includes a varied guest accommodation mix: three two-bedroom suites, two junior king suites, five large king studios, three standard king studios, and five double queen studios. The property was renovated in 2016 and offers views of the Merrimack River. A separate restaurant and event venue spans approximately 10,000 square feet and may continue in its current format, be leased, or be converted to additional suites subject to town approvals.
The property is located at 175 Bridge Rd in Salisbury, with walkable access to downtown Newburyport and proximity to Salisbury Beach. Professional management has been in place since May 2025. Delivery with furniture and equipment is also available as an option.
The property is located at 175 Bridge Rd in Salisbury, with walkable access to downtown Newburyport and proximity to Salisbury Beach. Professional management has been in place since May 2025. Delivery with furniture and equipment is also available as an option.
Key Highlights
- 18‑unit hotel with Merrimack River views on Rings Island
- Guest mix includes 3 two‑bedroom suites, 2 junior king suites, and 13 studio units
- Approximately 10,000 square feet of restaurant and event space
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
$184,842
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
3.77%
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%
$3,696,840
$3.7M
Cap Rate 7%
$2,640,600
$2.6M
Cap Rate 9%
$2,053,800
$2.1M
Market Conditions
NOI Build-Up for 10,000 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
$252.0K $25.20/SF
− Vacancy
−$5.5K −$0.55/SF
EGI
$246.5K $24.65/SF
− OpEx
−$61.6K −$6.16/SF
NOI
$184.8K $18.48/SF
Area
Essex County, MA
Vacancy
2.20%
Lease Rate
$25.20 /SF/Yr
Expense Ratio
25.00%
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%
$3,696,840
Cap Rate 7%
$2,640,600
Cap Rate 9%
$2,053,800
Alternative Uses
Best Use
Specialty Retail
$2.64M
$2.31M – $3.08M
NOI $184,842 @ 7.0% cap · market cap 3.77%
Second Best
Hotel Hospitality
$865.2K
$757.0K – $1.01M
NOI $60,563 @ 7.0% cap · market cap 1.24%
Theoretical Best
Office A
$5.92M
$5.18M – $6.91M
NOI $414,397 @ 7.0% cap · market cap 8.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,345
Businesses Nearby
4k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 100%
Aroma Joe's
Dining
3,545 visits/mo
0.2 miles
Demographics for 01952, MA
9,236
Population
4,981
Households
1.9
Avg Household Size
52
Median Age
44%
College-Educated
94%
High-School Grad
15.4 sq mi
ZIP Area
600
Density / Sq Mi
$102,521
Median Household Income
$54,344
Median Earnings
$1,646
Median Rent
$450,100
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Hotel - Renovated hospitality property combining guest suites with an on-site restaurant and event venue.
Where is this hotel located?
The property is located at 175 Bridge Rd Salisbury, MA.
What is the asking price?
The asking price for this property is $4,899,000.
What are key features of this property?
This property features: 18‑unit hotel with Merrimack River views on Rings Island; Guest mix includes 3 two‑bedroom suites, 2 junior king suites, and 13 studio units; Approximately 10,000 square feet of restaurant and event space
