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    Downtown Mixed-Use Retail and Offices Title is generated by Realmo AI

    47 S Main St Ipswich, Ipswich, MA 01938

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    For Sale
    $950,000

    Ground-floor retail with four office units above, offering a combined owner-user or investment configuration in downtown Ipswich.

    Property size:
    8,623 SF
    Price / SF:
    $110/SF
    Added:
    Jun 4, 2026
    Days on Market:
    2
    Last Refresh:
    Jun 5 at 2:04 am

    Property Features for 47 S Main St Ipswich

    General Information

    Standard status
    Active
    Size
    8,623 SF

    Building Details

    Year Built
    1950

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    Listing Contact
    Stephen Rose

    Listing agent Stephen Rose

    Listing office

    Listing date Jun 4, 2026

    Source Milestonerealtyinc

    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 Stephen Rose

    HighLights

    • Mixed‑use building in downtown Ipswich built in 1950
    • Ground‑floor retail space with four offices above
    • Currently leased, providing immediate income
    • Flexible layout for owner‑user or investor configurations
    • Convenient access to Route 1A and the Ipswich MBTA commuter rail
    • Overlooks the Ipswich River

    Overview

    47 South Main Street is a downtown mixed-use property built in 1950, featuring a large ground-level retail space with four office units above. The building is configured to support both retail and professional uses within the same asset, with the vertical separation providing flexibility for an owner-occupant or a buyer seeking multiple income streams. The property is currently leased.

    The location is in the heart of Ipswich, with the building overlooking the Ipswich River. It is surrounded by shops and restaurants and benefits from strong foot traffic. Access is described as convenient to Route 1A and the Ipswich MBTA commuter rail.

    For tenant prospects, the ground-floor retail layout supports retail operations that want to be positioned in a high-visibility, foot-traffic environment, while the office configuration above can serve professional users. For investors, the mixed-use design pairs retail on the first level with four offices, and the current leased status offers immediate operational continuity. For owner-users, the combination of retail space and upstairs offices can support a primary business with potential additional rental income.
    Location Intelligence

    Current Use by Public Records

    Retail space

    Map

    City
    Ipswich
    County
    Essex
    State
    Massachusetts
    Longitude
    -70.837403
    Latitude
    42.678551

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    FAQs

    What type of property is this?
    Retail space - Ground-floor retail with four office units above, offering a combined owner-user or investment configuration in downtown Ipswich.
    Where is this retail space located?
    The property is located at 47 S Main St Ipswich Ipswich, MA.
    What is the asking price?
    The asking price for this property is $950,000.
    What are key features of this property?
    This property features: Mixed‑use building in downtown Ipswich built in 1950; Ground‑floor retail space with four offices above; Currently leased, providing immediate income
    (508) 501-1443
    We can help!
    Listing Contact
    Stephen Rose
    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.

    More about this property
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