Commercial Storefront
For Sale
$775,000
A-92 Pleasant St, Newburyport, MA 01950
Leased downtown storefront near restaurants, local businesses, and waterfront amenities.
Property Size1,720 SF
Price / SF$450.58
Days on Market67
Property Features for A-92 Pleasant St
General Information
Standard status
Active
Size
1,720 SF
Taxes and HOA fees
Annual Taxes
$4,178
Building Details
Tenancy
Single
Listing Agency:
EXP REALTY
(403) 262-7653
Listed By:
The North Shore Realty Group
(978) 710-9388
Source:
Exprealty
Added: Jun 25
Changed: Aug 29
Last Checked: Aug 29 at 8:20PM
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 EXP REALTY
Investment Insights
Based on property information with market context.
This 1,720-square-foot commercial storefront is located at A-92 Pleasant St in Newburyport, Massachusetts. The property is occupied by a current tenant under a 5-year lease that includes extension options and annual lease-rate increases.
Positioned in downtown Newburyport, the building benefits from high visibility and pedestrian activity. The surrounding area includes established local businesses, restaurants, and waterfront amenities, placing the property within an active commercial and visitor-oriented setting.
Positioned in downtown Newburyport, the building benefits from high visibility and pedestrian activity. The surrounding area includes established local businesses, restaurants, and waterfront amenities, placing the property within an active commercial and visitor-oriented setting.
Key Highlights
- 1,720 sq. ft. commercial storefront property
- Current tenant has a 5‑year lease with extensions
- Annual lease‑rate increase provisions
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
$28,260
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
3.65%
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%
$565,200
$565.2K
Cap Rate 7%
$403,714
$403.7K
Cap Rate 9%
$314,000
$314.0K
Market Conditions
NOI Build-Up for 1,720 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
$41.3K $24.00/SF
− Vacancy
−$908 −$0.53/SF
EGI
$40.4K $23.47/SF
− OpEx
−$12.1K −$7.04/SF
NOI
$28.3K $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%
$565,200
Cap Rate 7%
$403,714
Cap Rate 9%
$314,000
Alternative Uses
Best Use
Retail
$403.7K
$353.3K – $471.0K
NOI $28,260 @ 7.0% cap · market cap 3.65%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.02M
$891.0K – $1.19M
NOI $71,276 @ 7.0% cap · market cap 9.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,792
Businesses Nearby
8k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 81%
Hotels & Casinos 19%
Newburyport Bank
Shops & Services
3,646 visits/mo
0.0 miles
TD Bank
Shops & Services
3,099 visits/mo
0.1 miles
Essex Street Inn
Hotels & Casinos
1,538 visits/mo
0.1 miles
Demographics for 01950, MA
18,289
Population
8,298
Households
2.2
Avg Household Size
50
Median Age
66%
College-Educated
98%
High-School Grad
8.4 sq mi
ZIP Area
2,177
Density / Sq Mi
$144,259
Median Household Income
$85,573
Median Earnings
$1,511
Median Rent
$792,400
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.
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Frequently Asked Questions
What type of property is this?
Storefront property - Leased downtown storefront near restaurants, local businesses, and waterfront amenities.
Where is this storefront property located?
The property is located at A-92 Pleasant St Newburyport, MA.
What is the asking price?
The asking price for this property is $775,000.
What are key features of this property?
This property features: 1,720 sq. ft. commercial storefront property; Current tenant has a 5‑year lease with extensions; Annual lease‑rate increase provisions
