Built-Out Restaurant Condominium
For Sale
$699,900
194 Main Street Unit C D E, Amesbury, MA 01913
Three contiguous units include commercial kitchen infrastructure, fixtures, and improvements for food-service or other permitted commercial uses.
Property Size3,422 SF
Price / SF$204.53
Days on Market9
Property Features for 194 Main Street Unit C D E
General Information
Standard status
Active
Size
3,422 SF
Property subtype
Commercial
Additional Details
Traffic Count
8,830 vehicles/day
Equipment Included
Yes
Building Details
Year Built
1966
Listing Agency:
Keller Williams Realty
Listed By:
Faulkner Commercial Group
(603) 548-5315
Source:
Burkelordrealestate
Added: Aug 12
Changed: Aug 19
Last Checked: Aug 19 at 10:54AM
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 Keller Williams Realty
Investment Insights
Based on property information with market context.
Units C, D & E comprise three contiguous commercial condominium units totaling approximately 3,422 square feet at 194 Main Street. The space includes an existing restaurant and food-production buildout with commercial kitchen equipment, fixtures, and related improvements; personal property is excluded. The configuration may support restaurant, bakery, commissary kitchen, office, retail, or other uses permitted by applicable zoning and condominium documents.
The property is part of a mixed-use commercial setting with on-site parking and exposure along Main Street. Downtown Amesbury is accessible from the site, while regional connections include I-95 and I-495. Average Annual Daily Traffic is approximately 8,830 vehicles. The building was constructed in 1966, and buyers should independently confirm zoning, condominium restrictions, licensing, and municipal approvals for their intended use.
The property is part of a mixed-use commercial setting with on-site parking and exposure along Main Street. Downtown Amesbury is accessible from the site, while regional connections include I-95 and I-495. Average Annual Daily Traffic is approximately 8,830 vehicles. The building was constructed in 1966, and buyers should independently confirm zoning, condominium restrictions, licensing, and municipal approvals for their intended use.
Key Highlights
- Three contiguous commercial condominium units: Units C, D & E
- Approximately 3,422 square feet with restaurant and food‑production improvements
- Existing commercial kitchen equipment, fixtures, and improvements included; personal property excluded
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
$63,253
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
9.04%
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%
$1,265,060
$1.3M
Cap Rate 7%
$903,614
$903.6K
Cap Rate 9%
$702,811
$702.8K
Market Conditions
NOI Build-Up for 3,422 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
$86.2K $25.20/SF
− Vacancy
−$1.9K −$0.55/SF
EGI
$84.3K $24.65/SF
− OpEx
−$21.1K −$6.16/SF
NOI
$63.3K $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%
$1,265,060
Cap Rate 7%
$903,614
Cap Rate 9%
$702,811
Alternative Uses
Best Use
Specialty Retail
$903.6K
$790.7K – $1.05M
NOI $63,253 @ 7.0% cap · market cap 9.04%
Second Best
Industrial
$520.0K
$455.0K – $606.7K
NOI $36,400 @ 7.0% cap · market cap 5.20%
Theoretical Best
Office A
$2.03M
$1.77M – $2.36M
NOI $141,807 @ 7.0% cap · market cap 20.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
8,830 VPD
Traffic count
Location Intelligence
Trade Area within ½ mile
1,018
Businesses Nearby
29k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Cumberland Farms
Shops & Services
21,199 visits/mo
0.4 miles
Dollar General
Shops & Services
4,283 visits/mo
0.0 miles
Newburyport Bank
Shops & Services
2,159 visits/mo
0.3 miles
Napa Auto Parts
Shops & Services
1,273 visits/mo
0.4 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
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Three contiguous units include commercial kitchen infrastructure, fixtures, and improvements for food-service or other permitted commercial uses.
Where is this conventional restaurant located?
The property is located at 194 Main Street Unit C D E Amesbury, MA.
What is the asking price?
The asking price for this property is $699,900.
What are key features of this property?
This property features: Three contiguous commercial condominium units: Units C, D & E; Approximately 3,422 square feet with restaurant and food‑production improvements; Existing commercial kitchen equipment, fixtures, and improvements included; personal property excluded
