Renovated Two-Family
New
For Sale
$799,000
82 Congress Street, Amesbury, MA 01913
Two residential units feature updated finishes, separate laundry, garage parking, and flexible owner-occupant or rental use.
Property Size2,603 SF
Price / SF$306.95
Days on Market6
Property Features for 82 Congress Street
General Information
Standard status
Active
Size
2,603 SF
Total Parking Spaces
8
Property subtype
Residential Income
Zoning
R40
Net Operating Income
$24,000
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$12,627
Amenities
in-unit laundry
garage
Building Details
Building Size
2,603 SF
Year Built
1900
Buildings
1
Stories
3
Listing Agency:
Churchill Properties
Listed By:
Valerie R McGillivray · License #054244
(978) 360-4209
Source:
Laerrealty
Added: Sep 22
Changed: Sep 26
Last Checked: Sep 26 at 4:41AM
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 Churchill Properties
Investment Insights
Based on property information with market context.
This two-family property offers a renovated residential layout with separate accommodations and flexible use. The townhouse-style owner’s unit spans two levels and includes 3–4 bedrooms, 2 baths, engineered wood flooring, an updated kitchen with maple cabinetry, granite countertops, stainless steel appliances, an open living arrangement, and in-unit laundry. The first-level unit provides 2 bedrooms, comparable finishes, and its own laundry area.
The property occupies nearly an acre and includes a 2-car garage along with additional parking. Major mechanical systems, the roof, and interior finishes were updated approximately 8 years ago. R40 zoning supports the residential configuration, while the Amesbury setting provides access to commuter routes, Lake Gardner, downtown dining, shopping, and local scenic areas.
The property occupies nearly an acre and includes a 2-car garage along with additional parking. Major mechanical systems, the roof, and interior finishes were updated approximately 8 years ago. R40 zoning supports the residential configuration, while the Amesbury setting provides access to commuter routes, Lake Gardner, downtown dining, shopping, and local scenic areas.
Key Highlights
- Two‑family property at 82 Congress Street, Amesbury, MA 01913
- Owner’s unit offers 3‑4 Brs, 2 baths, and two‑level townhouse‑style living
- First‑level unit includes 2 Brs and in‑unit laundry
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
$43,851
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
5.49%
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%
$877,020
$877.0K
Cap Rate 7%
$626,443
$626.4K
Cap Rate 9%
$487,233
$487.2K
Market Conditions
NOI Build-Up for 2,603 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
$65.6K $25.20/SF
− Vacancy
−$3.0K −$1.13/SF
EGI
$62.6K $24.07/SF
− OpEx
−$18.8K −$7.22/SF
NOI
$43.9K $16.85/SF
Area
Essex County, MA
Vacancy
4.50%
Lease Rate
$25.20 /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%
$877,020
Cap Rate 7%
$626,443
Cap Rate 9%
$487,233
Alternative Uses
Best Use
Multifamily LT 5
$626.4K
$548.1K – $730.9K
NOI $43,851 @ 7.0% cap · market cap 5.49%
Second Best
Apartment 5plus
$565.5K
$494.8K – $659.7K
NOI $39,582 @ 7.0% cap · market cap 4.95%
Theoretical Best
Office A
$1.54M
$1.35M – $1.80M
NOI $107,868 @ 7.0% cap · market cap 13.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
399
Businesses Nearby
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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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Two residential units feature updated finishes, separate laundry, garage parking, and flexible owner-occupant or rental use.
Where is this duplex located?
The property is located at 82 Congress Street Amesbury, MA.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: Two‑family property at 82 Congress Street, Amesbury, MA 01913; Owner’s unit offers 3‑4 Brs, 2 baths, and two‑level townhouse‑style living; First‑level unit includes 2 Brs and in‑unit laundry
