Three-Unit Commercial Kitchen
For Sale
$699,900
194 Main St, Amesbury, MA 01913
Commercial Sale, Amesbury, MA
Property Size3,422 SF
Lot Size0.76 Acres
Price / SF$204.53
Days on Market22
Property Features for 194 Main St
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
PUD
Zoning description
Legal Conforming
Bathrooms
3
Full bathrooms
3
Rooms
Bathroom 1, Bathroom 3, Bathroom 2
Directions
Situated directly on Main St in Amesbury, MA
Standard status
Active
APN
M:0065 B:0000 L:0085C,4461588
Size
3,422 SF
Lot size
0.76 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
9414
Building Details
Year built
1966
Listing Agency:
Keller Williams Realty
(978) 475-2111
Listed By:
Susan Rochwarg
(978) 902-1231
Added: Aug 13
Changed: Sep 3
Last Checked: Sep 3 at 8:06PM
MLS# 73563480
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.
Units C, D, and E comprise three adjoining commercial condominium units totaling 3,422 square feet. The built-out space includes commercial kitchen equipment, fixtures, and improvements, with personal property excluded. The units most recently supported restaurant and food-production operations and are subject to PUD zoning and condominium requirements.
The property occupies a mixed-use commercial setting on Main Street in Amesbury, with approximately 8,830 vehicles recorded in average annual daily traffic. On-site parking, access to downtown Amesbury, and regional connections through I-95 and I-495 support the site's commercial exposure. The building dates to 1966, and the associated lot size is 0.76 acres.
Potential applications identified for the space include restaurant, bakery, commissary kitchen, office, retail, and other uses permitted by applicable zoning and condominium documents. Buyer verification of licensing and municipal approvals is required.
The property occupies a mixed-use commercial setting on Main Street in Amesbury, with approximately 8,830 vehicles recorded in average annual daily traffic. On-site parking, access to downtown Amesbury, and regional connections through I-95 and I-495 support the site's commercial exposure. The building dates to 1966, and the associated lot size is 0.76 acres.
Potential applications identified for the space include restaurant, bakery, commissary kitchen, office, retail, and other uses permitted by applicable zoning and condominium documents. Buyer verification of licensing and municipal approvals is required.
Key Highlights
- Three contiguous condominium units: C, D & E
- Approximately 3,422 square feet of combined commercial space
- Existing commercial kitchen equipment, fixtures, and improvements included
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
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,018
Businesses Nearby
29k
Monthly Visits Nearby
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?
Commercial kitchen - Built-out food-service space includes kitchen infrastructure, fixtures, and improvements within a mixed-use commercial condominium.
Where is this commercial kitchen located?
The property is located at 194 Main St 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 condominium units: C, D & E; Approximately 3,422 square feet of combined commercial space; Existing commercial kitchen equipment, fixtures, and improvements included
