Flex Space with Loading
For Sale
$1,559,000
205 River St, Haverhill, MA 01832
Industrial property with a fenced yard, private parking, warehouse capacity, and office buildout across two levels.
Property Size1,900 SF
Days on Market61
Property Features for 205 River St
General Information
Standard status
Active
Size
1,900 SF
Property subtype
Commercial
Site & Location
Highway Access
Yes
Road Access
Yes
Public Transit
Yes
Fenced Yard
Yes
Additional Details
Business Included
Yes
Dock-High Doors
1
Building Details
Building Size
1,900 SF
Year Built
1900
Stories
2
Listing Agency:
Coldwell Banker Realty - Andovers/Readings Regional
(978) 475-2201
Listed By:
Piantidosi Group
(978) 423-5577
Source:
Iverty
Added: Aug 6
Changed: Oct 4
Last Checked: Oct 4 at 9:47AM
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 Coldwell Banker Realty - Andovers/Readings Regional
Investment Insights
Based on property information with market context.
Built in 1900, this Flex space property at 205 River Street includes over 5,000 square feet of warehouse area, a loading dock, fenced-in yard, and private parking. The building also contains office improvements on both floors, including a second-floor coworking setup and an additional first-floor office connected to the operating sheet-metal manufacturing business. Inventory and equipment are negotiable.
The property is in Haverhill’s Historic Haverhill area on River Street, with access to Routes 495, 95, and 125. MBTA bus and commuter rail service are located nearby. The existing combination of warehouse, manufacturing, office, yard, loading, and parking components supports a range of commercial configurations.
The property is in Haverhill’s Historic Haverhill area on River Street, with access to Routes 495, 95, and 125. MBTA bus and commuter rail service are located nearby. The existing combination of warehouse, manufacturing, office, yard, loading, and parking components supports a range of commercial configurations.
Key Highlights
- Over 5,000 square feet of warehouse space
- Loading dock and fenced‑in yard
- Private parking lot 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
$52,959
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
3.40%
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%
$1,059,180
$1.1M
Cap Rate 7%
$756,557
$756.6K
Cap Rate 9%
$588,433
$588.4K
Market Conditions
NOI Build-Up for 1,900 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
$86.6K $45.60/SF
− Vacancy
−$16.0K −$8.44/SF
EGI
$70.6K $37.16/SF
− OpEx
−$17.7K −$9.29/SF
NOI
$53.0K $27.87/SF
Area
Essex County, MA
Vacancy
18.50%
Lease Rate
$45.60 /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%
$1,059,180
Cap Rate 7%
$756,557
Cap Rate 9%
$588,433
Alternative Uses
Best Use
Office B
$756.6K
$662.0K – $882.7K
NOI $52,959 @ 7.0% cap · market cap 3.40%
Second Best
Flex RnD
$473.6K
$414.4K – $552.5K
NOI $33,149 @ 7.0% cap · market cap 2.13%
Theoretical Best
Office A
$1.12M
$984.2K – $1.31M
NOI $78,736 @ 7.0% cap · market cap 5.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
1
Dock-high doors
Turnkey business
Opportunity
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,239
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 01832, MA
25,656
Population
10,735
Households
2.4
Avg Household Size
38
Median Age
28%
College-Educated
90%
High-School Grad
11.4 sq mi
ZIP Area
2,251
Density / Sq Mi
$81,141
Median Household Income
$47,151
Median Earnings
$1,612
Median Rent
$410,300
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in Northeast region
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Frequently Asked Questions
What type of property is this?
Flex space - Industrial property with a fenced yard, private parking, warehouse capacity, and office buildout across two levels.
Where is this flex space located?
The property is located at 205 River St Haverhill, MA.
What is the asking price?
The asking price for this property is $1,559,000.
What are key features of this property?
This property features: Over 5,000 square feet of warehouse space; Loading dock and fenced‑in yard; Private parking lot included
