Storefront Retail
For Sale
$154,900
Pending
2-85 Main St, Amesbury, MA 01913
Large display windows, nearby public parking, and a flexible interior support customer-facing commercial use.
Property Size831 SF
Days on Market109
Property Features for 2-85 Main St
General Information
Standard status
Pending
Size
831 SF
Property Condition
Severity
Repairs Needed
Evidence
some updating
Taxes and HOA fees
Annual Taxes
$2,750
Listing Agency:
Century 21 North East
(978) 815-4341
Listed By:
Christine A. Moore · License #600500213
(978) 815-4341
Source:
Exprealty
Added: May 15
Changed: Aug 30
Last Checked: Aug 31 at 7:02PM
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 Century 21 North East
Investment Insights
Based on property information with market context.
This retail condominium is currently arranged for storefront use and offers a flexible setting for commercial occupancy. The space includes large windows along the storefront, bringing natural light inside while providing room for product display or an open work environment. The interior would benefit from updating, allowing the next owner to modify the finish and layout according to operational needs.
The property is located in downtown Amesbury on Main St, with steady pedestrian activity and abundant public parking nearby. Its existing configuration can accommodate retail, professional office, studio, or specialty commercial use, subject to applicable requirements. The combination of a visible storefront, customer access, and adaptable interior gives the unit several practical directions for repositioning.
The property is located in downtown Amesbury on Main St, with steady pedestrian activity and abundant public parking nearby. Its existing configuration can accommodate retail, professional office, studio, or specialty commercial use, subject to applicable requirements. The combination of a visible storefront, customer access, and adaptable interior gives the unit several practical directions for repositioning.
Key Highlights
- Existing retail storefront configuration
- Large storefront windows provide display exposure and natural light
- Abundant public parking located nearby
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
$13,654
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
8.81%
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%
$273,080
$273.1K
Cap Rate 7%
$195,057
$195.1K
Cap Rate 9%
$151,711
$151.7K
Market Conditions
NOI Build-Up for 831 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
$19.9K $24.00/SF
− Vacancy
−$439 −$0.53/SF
EGI
$19.5K $23.47/SF
− OpEx
−$5.9K −$7.04/SF
NOI
$13.7K $16.43/SF
Area
Essex County, MA
Vacancy
2.20%
Lease Rate
$24.00 /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%
$273,080
Cap Rate 7%
$195,057
Cap Rate 9%
$151,711
Alternative Uses
Best Use
Retail
$195.1K
$170.7K – $227.6K
NOI $13,654 @ 7.0% cap · market cap 8.81%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$491.9K
$430.5K – $573.9K
NOI $34,436 @ 7.0% cap · market cap 22.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
893
Businesses Nearby
17k
Monthly Visits Nearby
Under-served
Demand for This Use
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
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Frequently Asked Questions
What type of property is this?
Storefront property - Large display windows, nearby public parking, and a flexible interior support customer-facing commercial use.
Where is this storefront property located?
The property is located at 2-85 Main St Amesbury, MA.
What is the asking price?
The asking price for this property is $154,900.
What are key features of this property?
This property features: Existing retail storefront configuration; Large storefront windows provide display exposure and natural light; Abundant public parking located nearby
