Established Business
For Sale
$879,000
Pending
746 Amesbury Rd, Haverhill, MA 01830
Commercial property with high visibility and versatile space.
Property Size3,928 SF
Lot Size1.95 Acres
Days on Market265
Property Features for 746 Amesbury Rd
General Information
Standard status
Pending
Size
3,928 SF
Lot size
1.95 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$6,509
Building Details
Building Size
3,928 SF
Year Built
1970
Listing Agency:
(978) 360-6521
Listed By:
William Leeman
(978) 360-6521
Source:
Elliman
Added: Nov 28, 2025
Changed: Aug 9
Last Checked: Aug 20 at 8:37AM
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 William Leeman
Investment Insights
Based on property information with market context.
This commercial property presents an opportunity to own a well-established business with over 46 years of operational history and a loyal customer base. Situated in a high-traffic area, the property benefits from exceptional street frontage, providing high visibility and accessibility. The space is versatile and adaptable, making it suitable for a range of business or residential uses, subject to permitting. The current business is operational, and the inventory and equipment are negotiable, potentially offering a turnkey opportunity. The property has a long-standing presence in the community. As of July 8th, 2025, the building will no longer be in the FEMA flood plain.
Key Highlights
- Prime location in a high‑traffic area with exceptional street frontage.
- Well‑established business with a 46‑year history and loyal customer base.
- Versatile and adaptable space suitable for various business or residential uses (with proper permitting).
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
$64,539
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
7.34%
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%
$1,290,780
$1.3M
Cap Rate 7%
$921,986
$922.0K
Cap Rate 9%
$717,100
$717.1K
Market Conditions
NOI Build-Up for 3,928 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
$94.3K $24.00/SF
− Vacancy
−$2.1K −$0.53/SF
EGI
$92.2K $23.47/SF
− OpEx
−$27.7K −$7.04/SF
NOI
$64.5K $16.43/SF
Area
Essex County, MA
Vacancy
2.20%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
30.00%
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%
$1,290,780
Cap Rate 7%
$921,986
Cap Rate 9%
$717,100
Alternative Uses
Best Use
Retail
$922.0K
$806.7K – $1.08M
NOI $64,539 @ 7.0% cap · market cap 7.34%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.33M
$2.03M – $2.71M
NOI $162,775 @ 7.0% cap · market cap 18.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
27
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 01830, MA
27,553
Population
11,159
Households
2.5
Avg Household Size
41
Median Age
30%
College-Educated
89%
High-School Grad
13.9 sq mi
ZIP Area
1,982
Density / Sq Mi
$79,784
Median Household Income
$49,289
Median Earnings
$1,602
Median Rent
$436,400
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.
Frequently Asked Questions
What type of property is this?
Storefront property - Commercial property with high visibility and versatile space.
Where is this storefront property located?
The property is located at 746 Amesbury Rd Haverhill, MA.
What is the asking price?
The asking price for this property is $879,000.
What are key features of this property?
This property features: Prime location in a high‑traffic area with exceptional street frontage.; Well‑established business with a 46‑year history and loyal customer base.; Versatile and adaptable space suitable for various business or residential uses (with proper permitting).
