Mixed-Use Property with
New
For Sale
$1,299,999
25R Beacon St, Amesbury, MA 01913
Two residences and a detached garage/workshop accommodate multi-household living, automotive work, or a home-based business.
Property Size2,436 SF
Price / SF$533.66
Days on Market5
Property Features for 25R Beacon St
General Information
Standard status
Active
Size
2,436 SF
Total Parking Spaces
19
Property subtype
Multi-Family
Zoning
R20
Net Operating Income
$78,000
Additional Details
Service Bays
2
Taxes and HOA fees
Annual Taxes
$12,657
Amenities
in-ground pool
farmer's porch
high-bay overhead door
Building Details
Building Size
2,436 SF
Year Built
2014
Buildings
3
Stories
3
Listing Agency:
REMAX Andrew Realty Services
(978) 578-5013
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: Aug 26
Changed: Aug 29
Last Checked: Aug 29 at 10:47AM
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 REMAX Andrew Realty Services
Investment Insights
Based on property information with market context.
This mixed-use property includes two separate single-family residences connected by a large farmer’s porch. One home offers 3 bedrooms, 1.5 baths, a porch, and a semi-finished basement with two bonus rooms. The second residence includes 3 bedrooms and 2 full baths. An in-ground pool adds an additional on-site feature.
A detached commercial-style garage/workshop includes a high-bay overhead door and two vehicle lifts. The space previously operated as an auto body and mechanic shop and can support automotive activities, contractor work, hobby use, or a home-based business, as described for the property. Built in 2014 and zoned R20, the offering combines residential accommodations with substantial workspace.
A detached commercial-style garage/workshop includes a high-bay overhead door and two vehicle lifts. The space previously operated as an auto body and mechanic shop and can support automotive activities, contractor work, hobby use, or a home-based business, as described for the property. Built in 2014 and zoned R20, the offering combines residential accommodations with substantial workspace.
Key Highlights
- Two single‑family residences connected by an expansive farmer’s porch
- First residence includes 3 bedrooms, 1.5 baths, porch, and two basement bonus rooms
- Second residence offers 3 bedrooms and 2 full baths
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
$67,899
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
5.22%
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%
$1,357,980
$1.4M
Cap Rate 7%
$969,986
$970.0K
Cap Rate 9%
$754,433
$754.4K
Market Conditions
NOI Build-Up for 2,436 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
$111.1K $45.60/SF
− Vacancy
−$20.6K −$8.44/SF
EGI
$90.5K $37.16/SF
− OpEx
−$22.6K −$9.29/SF
NOI
$67.9K $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%
$1,357,980
Cap Rate 7%
$969,986
Cap Rate 9%
$754,433
Alternative Uses
Best Use
Office B
$970.0K
$848.7K – $1.13M
NOI $67,899 @ 7.0% cap · market cap 5.22%
Second Best
Mixed Use
$704.7K
$616.6K – $822.2K
NOI $49,329 @ 7.0% cap · market cap 3.79%
Theoretical Best
Office A
$1.44M
$1.26M – $1.68M
NOI $100,947 @ 7.0% cap · market cap 7.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Service bays
Location Intelligence
Trade Area within ½ mile
68
Businesses Nearby
Explore this area
Business Placement
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 Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two residences and a detached garage/workshop accommodate multi-household living, automotive work, or a home-based business.
Where is this mixed-use property located?
The property is located at 25R Beacon St Amesbury, MA.
What is the asking price?
The asking price for this property is $1,299,999.
What are key features of this property?
This property features: Two single‑family residences connected by an expansive farmer’s porch; First residence includes 3 bedrooms, 1.5 baths, porch, and two basement bonus rooms; Second residence offers 3 bedrooms and 2 full baths
