Renovated Coffee Shop
New
For Sale
$699,000
30 Railroad Ave, Haverhill, MA 01835
Waterfront-zoned commercial building with updated systems, accessible restrooms, and an existing month-to-month occupant.
Property Size2,000 SF
Price / SF$349.50
Days on Market2
Property Features for 30 Railroad Ave
General Information
Standard status
Active
Size
2,000 SF
Total Parking Spaces
40
Property subtype
Commercial
Zoning
WD-H
Additional Details
Equipment Included
No
Taxes and HOA fees
Annual Taxes
$6,113
Amenities
Accessible Bathrooms
Half Bath
Waterfront
Building Details
Building Size
2,000 SF
Year Built
1920
Buildings
1
Listing Agency:
LPT Realty - Home & Key Group
(833) 668-4649
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: Sep 2
Changed: Sep 3
Last Checked: Sep 2 at 2:11PM
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 LPT Realty - Home & Key Group
Investment Insights
Based on property information with market context.
Built in 1920, this former rail station has been renovated into a coffee shop and restaurant property at 30 Railroad Ave in Haverhill. The building provides approximately 1,100 square feet of finished space, with updated electrical and lighting, a roof installed in 2015, and an HVAC system added in 2022. Two accessible bathrooms serve the finished area, while a half bath is located in the basement.
The property sits within Haverhill’s WD-H waterfront zoning district and includes approximately 40 parking spaces. A tenant currently occupies the building under a month-to-month lease; trade fixtures belong to the tenant. The structure previously housed a coin-operated laundry and dry-cleaning business, and the property has no deed restrictions.
The property sits within Haverhill’s WD-H waterfront zoning district and includes approximately 40 parking spaces. A tenant currently occupies the building under a month-to-month lease; trade fixtures belong to the tenant. The structure previously housed a coin-operated laundry and dry-cleaning business, and the property has no deed restrictions.
Key Highlights
- Approximately 1,100 square feet of finished space
- WD‑H waterfront zoning district in Haverhill
- Approximately 40 parking spaces
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
$36,968
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
5.29%
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%
$739,360
$739.4K
Cap Rate 7%
$528,114
$528.1K
Cap Rate 9%
$410,756
$410.8K
Market Conditions
NOI Build-Up for 2,000 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
$50.4K $25.20/SF
− Vacancy
−$1.1K −$0.55/SF
EGI
$49.3K $24.65/SF
− OpEx
−$12.3K −$6.16/SF
NOI
$37.0K $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%
$739,360
Cap Rate 7%
$528,114
Cap Rate 9%
$410,756
Alternative Uses
Best Use
Specialty Retail
$528.1K
$462.1K – $616.1K
NOI $36,968 @ 7.0% cap · market cap 5.29%
Second Best
Retail
$469.4K
$410.8K – $547.7K
NOI $32,861 @ 7.0% cap · market cap 4.70%
Theoretical Best
Office A
$1.18M
$1.04M – $1.38M
NOI $82,879 @ 7.0% cap · market cap 11.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,458
Businesses Nearby
2k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Enterprise Rent-A-Car
Shops & Services
2,088 visits/mo
0.3 miles
Demographics for 01835, MA
14,578
Population
5,702
Households
2.6
Avg Household Size
41
Median Age
40%
College-Educated
94%
High-School Grad
7.8 sq mi
ZIP Area
1,869
Density / Sq Mi
$108,275
Median Household Income
$52,837
Median Earnings
$1,747
Median Rent
$431,400
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Aroma Joe's Coffee — 727 S Main St, Haverhill, MA 01835
- Steampunk Station — 30 Railroad Ave, Haverhill, MA 01835
- A Sweet Affair (Bradford Location) — 125 s main st, bradford, ma 01835
- Kaldi's Cafe — 22 Washington St, Haverhill, MA 01832
- Bagel Express — 46 Washington St, Haverhill, MA 01832
Frequently Asked Questions
What type of property is this?
Coffee shop - Waterfront-zoned commercial building with updated systems, accessible restrooms, and an existing month-to-month occupant.
Where is this coffee shop located?
The property is located at 30 Railroad Ave Haverhill, MA.
What is the asking price?
The asking price for this property is $699,000.
What are key features of this property?
This property features: Approximately 1,100 square feet of finished space; WD‑H waterfront zoning district in Haverhill; Approximately 40 parking spaces
