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    Historic Mixed-Use Building in Ipswich Title is generated by Realmo AI

    29 N Main Street, Ipswich, MA 01938

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    For Sale
    $820,000

    Iconic building with retail and office space in downtown Ipswich.

    Type:Commercial
    Property size:
    3,531 SF
    Price / SF:
    $232/SF
    Added:
    Mar 14, 2026
    Days on Market:
    86
    Last Refresh:
    Apr 21 at 6:32 am

    Property Features for 29 N Main Street

    General Information

    Standard status
    Active
    Size
    3,531 SF
    Property subtype
    Commercial

    Building Details

    Year Built
    1850

    We can help!

    Listing Contact
    Alexandra Cutler

    Listing agent Alexandra Cutler

    Listing office J. Barrett & Company

    Listing date Mar 14, 2026

    Source Stevebremis

    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 J. Barrett & Company

    HighLights

    • Solid current and future income from existing leases (professional offices and retail bakery)
    • Prime downtown Ipswich location, close to MBTA, retail, residential, library, and churches
    • Iconic, historic brick building ("The Odd Fellows Hall") with a rich history
    • Newer systems: gas furnace (2025), AC units (new in last 5 years), new windows on rear and west side
    • Two off‑street parking spaces included
    • Versatile building with a history of diverse uses

    Overview

    Located in the vibrant downtown district of Ipswich, close to the MBTA, and surrounded by numerous retail and residential buildings, the public library, and several churches, "The Odd Fellows Hall" is an iconic brick building with a long and rich history. Originally built as the Essex County Probate Court and Registry, it has also housed the U.S. Post Office, Blake's and Savory's Drug Stores, and the first Ipswich telephone exchange. Most notably, it was the home of the Independent Order of Odd Fellows, Agawam Lodge No. 52 and Daughters of Rebecca. The property at 29 North Main Street currently houses several professional offices and a popular retail bakery. Leases are in place, offering current and future income for investors. The building features newer systems, including a gas furnace (2025) and AC units (all new in the last 5 years), as well as new windows on the rear and west side of the building. The offering includes two off-street parking spaces. The property has a size of 3,531 square feet and is suitable for commercial real estate, mixed-use, office, retail, and storefront purposes.
    Location Intelligence

    Current Use by Public Records

    Office Units

    Map

    City
    Ipswich
    County
    Essex
    State
    Massachusetts
    Longitude
    -70.8357783
    Latitude
    42.6808172

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    FAQs

    What type of property is this?
    Mixed-use property - Iconic building with retail and office space in downtown Ipswich.
    Where is this mixed-use property located?
    The property is located at 29 N Main Street Ipswich, MA.
    What is the asking price?
    The asking price for this property is $820,000.
    What are key features of this property?
    This property features: Solid current and future income from existing leases (professional offices and retail bakery); Prime downtown Ipswich location, close to MBTA, retail, residential, library, and churches; Iconic, historic brick building ("The Odd Fellows Hall") with a rich history
    We can help!
    Listing Contact
    Alexandra Cutler
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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