17-19 Whitehall Rd · Amesbury Town, MA 01913

$555,000

5 bd · 2.0 ba · 2,548 sqft · MultiFamily public records · 44 Days on market

Built 1860 9,420 sqft lot $218/sqft · 21% below area Est $701k · 21% under

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +22.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +5.9/10.0
• Rent growth +4.2/5.0
• Schools +3.9/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Attention investors, contractors, and savvy buyers — bring your vision to this spacious attached 2-family home with strong value-add potential near Lake Gardner, downtown Amesbury, and the town park. In need of updates and renovation, this property offers an excellent opportunity to build equity, generate rental income, or create a multigenerational living setup. The first unit(first floor) offers a one-level layout with 1 bedroom possiblye 2, while the larger upper unit (second and third floor) spans two floors and includes 4 bedrooms plus a bonus room, providing flexible living space and strong rental potential. A large yard offers room for entertaining and outdoor enjoyment, and of

Key facts

• Town park
• Near lake gardner
• Off street parking

Tags

• 2 FAMILY ATTACHED HOME
• NEAR LAKE GARDNER
• DOWNTOWN AMESBURY
• TOWN PARK
• LARGE YARD
• OFF STREET PARKING

Property features AI

Finance

• HOA & community: Nearby public transportation, shopping, parks, walk/jog trails, and public schools; Not a senior community

Exterior

• Parking: Off-street paved parking; 3 open parking spaces
• Utilities: Public water; Public sewer; Electric for range; Gas for oven
• Home design: 2-family up/down configuration; 3 total stories; Approximately built (year per public records)
• Construction: Frame construction; Stone foundation; Shingle roof
• Exterior features: Porch; Paved road frontage; Public road access

Interior

• Kitchen: Electric range available; Gas oven available
• Bedrooms: Unit 1: 1 level; Unit 2: 2 levels
• Flooring: Wood flooring; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Heating present
• Interior features: Living room; Kitchen; Dining room; Full basement; 12 total rooms
• Laundry & utility: No lease information for units (both marked N)

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $555k.

Deal economics

• At list price, monthly cash flow is $977 ($12k/yr) — positive. Per door: $488/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $555k).
• Recommended offer: $538k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 2.8% in Amesbury Town — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 66/100 on livability (#170 in MA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, schools B; Watch: amenities F, commute F, cost of living F.
• Amesbury (suburban): math 34% / reading 51% proficiency, ranked #173 of 302 in MA (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+7.0%/yr); 40 active listings in the ZIP; solid renter incomes; 1,032 units permitted in Essex County in 2024 (590 in 5+ unit buildings).
• At $6,034/mo this rent would consume 70% of the median local household income ($104k/yr) (locally 703% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $17k of value loss. Plan a longer hold.
• Essex County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 7.0% rent growth), your $155k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($538k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $70k; list at $555k implies a 693% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1860 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 53% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $538,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1860 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.09% ✓
• Cap rate: 8.40%
• Cash-on-cash: 7.54%
• DSCR: 1.34
• GRM: 7.7

CMA / ARV

• ARV (median comp): $701,129
• List price: $555,000
• Delta: -20.84%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7- 7 1/2 Orchard St	0.37mi	4/2.0 (-1)	2,706 (+6%)	15mo	$750,000	$277	55
19 Prospect St	0.52mi	4/2.0 (-1)	2,364 (-7%)	9mo	$360,000	$152	51
102 Market St	0.64mi	6/4.0 (+1)	2,720 (+7%)	5mo	$965,500	$355	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 7.0% rent growth · sell at horizon

5-year hold

• IRR: -0.4%
• Equity multiple: 0.98×
• Total profit: $-2,403
• Equity at exit: $82,752

10-year hold

• IRR: 13.0%
• Equity multiple: 2.23×
• Total profit: $190,842
• Equity at exit: $47,986

Cash invested: $155,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 20 Strongly Tenant-Friendly
• State Massachusetts: 20 Strongly Tenant-Friendly · D+15
• County: — inherits STATE
• City: — inherits STATE

Cambridge / Boston historically rent-controlled (preempted 1994 but consideration ongoing); strong tenant protections; court backlogs.

Methodology + full state rankings →

ZIP-level market 01913

• Home prices YoY: -30.4%
• Rents YoY: 7.0%
• Active inventory: 40
• Price-to-rent: 15.3×

Monthly cashflow live

• Estimated rent: $6,034 high
• Mortgage (P&I): −$2,910
• Tax from tax record: −$648 /mo · $7,781/yr
• Insurance: −$231
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,267
• Net cashflow: $977

Break-even live

Break-even rent $4,798

Max offer price $555,000

Occupancy floor 79%

Sensitivity live

Price	-10% $1,291	-5% $1,134	+0% $977	+5% $820	+10% $663
Rent	-10% $500	-5% $738	+0% $977	+5% $1,215	+10% $1,453
Rate	-1.0pp $1,256	-0.5pp $1,118	base $977	+0.5pp $833	+1.0pp $687

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$6,034
Total (2 units)			$6,034

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $138,750
• Closing costs: $16,650
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $555,000 Active 44 DOM
2. 2026-06-18
   days on market $555,000 Active 41 DOM
3. 2026-06-17
   days on market $555,000 Active 40 DOM
4. 2026-06-16
   days on market $555,000 Active 39 DOM
5. 2026-06-15
   days on market $555,000 Active 38 DOM
6. 2026-06-13
   days on market $555,000 Active 36 DOM
7. 2026-06-13
   days on market $555,000 Active 35 DOM
8. 2026-06-09
   days on market $555,000 Active 32 DOM
9. 2026-06-08
   days on market $555,000 Active 31 DOM
10. 2026-06-07
    days on market $555,000 Active 30 DOM
11. 2026-06-04
    days on market $555,000 Active 27 DOM
12. 2026-06-03
    days on market $555,000 Active 26 DOM
13. 2026-06-02
    days on market $555,000 Active 25 DOM
14. 2026-06-01
    days on market $555,000 Active 24 DOM
15. 2026-05-31
    days on market $555,000 Active 23 DOM
16. 2026-05-08
    price $555,000 936-char remark
17. 2026-05-08
    listed $550,000 New 936-char remark
18. 1996-12-20
    soldstatus $70,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MA · Partial reset (capped growth)

• Current annual tax: $7,781 · $648/mo
• Projected year-2 tax: $7,781 · $648/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 53% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $72,408
• − Mortgage interest: −$31,089
• − Property taxes: −$7,781
• − Insurance: −$2,775
• − Repairs & maintenance: −$5,793
• − Management: −$5,793
• − Depreciation: −$16,145
• Taxable income: $3,033
• Est. tax owed @ 24.0%: −$728
• After-tax cash flow: $10,993/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Amesbury
• NCES district ID: 2501860
• Math proficiency: 34% ▼ -20.00%
• Reading proficiency: 51% ▼ -8.00%
• Median HH income: $75,584
• Composite: 38.95/100
• National rank: #4082
• State rank: #173 of 302 in MA

Livability — Amesbury Town

• Score: 66/100
• State rank: #170
• US rank: #11379

Category grades

Amenities F Commute F Cost of living F Crime B Employment A+ Housing A+ Health & safety D- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Amesbury Town, MA
• County: Essex County · 632,995 people
• City population: 17,277
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 17,403
• Household income: $103,554
• Rent vs Own: 31.4% rent · 68.6% own
• Severe rent burden: 703.0

Population outlook (Essex County) Hauer SSP2

• Today (2025): 840,920 people
• By 2030: 872,201 · +3.7%
• By 2040: 927,918 · +10.3%
• By 2050: 970,206 · +15.4%
• By 2075: 1,077,993 · +28.2%
• By 2100: 1,103,053 · +31.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 6% Hispanic / Latino 4% Black 3% Asian 1%
• Common ancestry: Lithuanian 8% Romanian 5% Slovak 3%
• Foreign-born: 9% · Canada
• Languages at home: 92% English-only · Spanish 2% Other Indo-European 2% Arabic 1%

Political lean MEDSL · Essex

• 2024 margin: Strong D (+20.3) · D 59.2% · R 38.9% · Other 1.9%
• 2008→2024 swing: 0.0pp no change · 2008: 20.3pp · 2024: 20.3pp
• All cycles: 2024: D+20.3 2020: D+29.1 2016: D+22.5 2012: D+16.2 2008: D+20.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -132.68%
• Current HPI: 303.1683
• Rent YoY: ▲ 7.00%
• Metro: Boston-Cambridge-Newton, MA-NH
• State GDP YoY: ▲ 2.28%
• F500 in state: 38

Industry mix (Fortune 500 HQ in MA)

Industry	F500 HQs	Revenue
▸Technology	3	$17B
▸Insurance	2	$84B
▸Retail	2	$76B
▸Life Sciences	1	$43B
▸Energy Technology	1	$31B
▸Aerospace / Defense	1	$18B

Price history

+692.9% since first listed

3 events — show timeline

• 2026-05-08 Price Changed $555,000 MLS PIN
• 2026-05-08 Listed $550,000 MLS PIN
• 1996-12-20 Sold (Public Records) $70,000 Public Records

Property tax history

+3.4%/yr

Latest (2023): $7,781 · +13.0% YoY. Source: county tax records.