Mixed-Use Property with Retail
New
For Sale
$1,600,000
87-91 Beach Rd, Salisbury, MA 01952
The package combines residential buildings with an owner-used retail shop that will be vacant at closing.
Property Size6,331 SF
Lot Size9.94 Acres
Price / SF$252.72
Days on Market5
Property Features for 87-91 Beach Rd
General Information
Standard status
Active
Size
6,331 SF
Lot size
9.94 Acres
Property subtype
Commercial
Additional Details
Mixed-Use Components
retail, residential
Building Details
Building Size
6,331 SF
Year Built
1940
Buildings
4
Listing Agency:
Keller Williams Realty Evolution
(978) 992-4050
Listed By:
Christian Smith · License #9562002
(978) 480-8571
Source:
Iverty
Added: Oct 25
Changed: Oct 29
Last Checked: Oct 28 at 8:41AM
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 Keller Williams Realty Evolution
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Investment Insights
Based on property information with market context.
Four parcels along Beach Road are offered together, comprising approximately 9.94 acres. The existing improvements include two single-family homes, a manufactured home with additions, and a separate retail shop. The shop is owner-used and will be delivered vacant; the residential properties are described as a raised ranch, a split-entry home, and a manufactured residence.
The package includes parcels 25-2, 25-3, 25-4, and 25-28, with approximately 185 feet of combined frontage on Beach Road. Buyers should verify building areas, parcel boundaries, utilities, permitted uses, title, and environmental conditions. No approved building lots or redevelopment plan are represented.
The package includes parcels 25-2, 25-3, 25-4, and 25-28, with approximately 185 feet of combined frontage on Beach Road. Buyers should verify building areas, parcel boundaries, utilities, permitted uses, title, and environmental conditions. No approved building lots or redevelopment plan are represented.
Key Highlights
- Four parcels offered together: 25‑2, 25‑3, 25‑4, and 25‑28
- Approximately 9.94 acres with approximately 185 feet of combined Beach Road frontage
- Includes two single‑family homes, a manufactured home with additions, and a separate retail shop
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$128,203
Cap Rate
8.01%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$2,564,060
$2.6M
Cap Rate 7%
$1,831,471
$1.8M
Cap Rate 9%
$1,424,478
$1.4M
Market Conditions
NOI Build-Up for 6,331 SF
Gross rent
$227.9K $36.00/SF
− Vacancy
−$22.8K −$3.60/SF
EGI
$205.1K $32.40/SF
− OpEx
−$76.9K −$12.15/SF
NOI
$128.2K $20.25/SF
Area
Essex County, MA
Vacancy
10.00%
Lease Rate
$36.00 /SF/Yr
Expense Ratio
37.50%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap Rate 5%
$2,564,060
Cap Rate 7%
$1,831,471
Cap Rate 9%
$1,424,478
Alternative Uses
Best Use
Mixed Use
$1.83M
$1.60M – $2.14M
NOI $128,203 @ 7.0% cap · market cap 8.01%
Second Best
Retail
$1.49M
$1.30M – $1.73M
NOI $104,021 @ 7.0% cap · market cap 6.50%
Theoretical Best
Office A
$3.75M
$3.28M – $4.37M
NOI $262,355 @ 7.0% cap · market cap 16.40%
Zoning and permitted uses should be independently verified with authorities.
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Current Use
Location Intelligence
Trade Area within ½ mile
47
Businesses Nearby
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Business Placement
Demographics for 01952, MA
9,236
Population
4,981
Households
1.9
Avg Household Size
52
Median Age
44%
College-Educated
94%
High-School Grad
15.4 sq mi
ZIP Area
600
Density / Sq Mi
$102,521
Median Household Income
$54,344
Median Earnings
$1,646
Median Rent
$450,100
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Retail in Northeast region
Frequently Asked Questions
What type of property is this?
Mixed-use property - The package combines residential buildings with an owner-used retail shop that will be vacant at closing.
Where is this mixed-use property located?
The property is located at 87-91 Beach Rd Salisbury, MA.
What is the asking price?
The asking price for this property is $1,600,000.
What are key features of this property?
This property features: Four parcels offered together: 25‑2, 25‑3, 25‑4, and 25‑28; Approximately 9.94 acres with approximately 185 feet of combined Beach Road frontage; Includes two single‑family homes, a manufactured home with additions, and a separate retail shop
