75 Main St #104 · Amesbury, MA 01913

$249,878

1 bd · 1.0 ba · 840 sqft · Condo public records · 45 Days on market

Built 2006 $178/mo HOA · 8% of rent

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Why this score? — see what drove the D 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 +13.0/30.0
• ARV discount +7.5/15.0
• 1% rule +4.3/10.0
• Rent growth +4.2/5.0
• DSCR +3.9/10.0
• Schools +3.9/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This condominium home comes with an affordability restriction. This one bedroom home has open-concept kitchen with solid surface countertops and steel front appliances including a refrigerator, a gas stove with hood vent, a dishwasher, and a garbage disposal. It comes with an assigned parking space.. The deed limits resale fees therefore there is only $500 available to a buyers broker as a referral fee. See attached pictures, deed rider and disclosure. This unit is being sold first come, first served to the first qualified buyer. It is being sold as is. Please provide a completed application and pre-approval letter.

Key facts

• Open-concept kitchen
• $178 HOA
• Parking

Tags

• OPEN-CONCEPT KITCHEN
• SOLID SURFACE COUNTERTOPS
• STEEL FRONT APPLIANCES
• ASSIGNED PARKING SPACE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $250k.

Deal economics

• At list price, monthly cash flow is $-12 ($-146/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (7.5% below list).
• Recommended offer: $231k (7.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,032 units permitted in Essex County in 2024 (590 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $190k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $231,171 (7.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.93% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.21%
• DSCR: 0.99
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -12.0%
• Equity multiple: 0.55×
• Total profit: $-31,485
• Equity at exit: $37,258

10-year hold

• IRR: 2.5%
• Equity multiple: 1.22×
• Total profit: $15,135
• Equity at exit: $21,605

Cash invested: $69,966 (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: 9.0×

Monthly cashflow live

• Estimated rent: $2,312 high
• Mortgage (P&I): −$1,310
• Tax from tax record: −$246 /mo · $2,951/yr
• Insurance: −$104
• HOA: −$178
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $-12

Break-even live

Break-even rent $2,327

Max offer price $247,728

Occupancy floor 96%

Sensitivity live

Price	-10% $129	-5% $59	+0% $-12	+5% $-83	+10% $-154
Rent	-10% $-195	-5% $-103	+0% $-12	+5% $79	+10% $170
Rate	-1.0pp $114	-0.5pp $51	base $-12	+0.5pp $-77	+1.0pp $-143

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: $62,470
• Closing costs: $7,496
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23 Chester St #1 Amesbury, MA	1.0	1.5	903	$2,900	$3.21	0d	1	0.30mi
10 Harrison Ave Fl 2 Amesbury, MA	2.0	1.0	850	$2,375	$2.79	24d	1	0.47mi
10 Huntington Ave Amesbury, MA	1.0	1.0	650	$2,200	$3.38	19d	1	0.47mi
8 Carriage Hill Rd Unit CH8-23 Amesbury, MA	2.0	1.0	700	$2,250	$3.21	0d	1	0.63mi
100-106 Whitehall Rd Amesbury, MA	1.0–2.0	1.0	675	$1,800	$2.67	0d	4	0.79mi
36 Haverhill Rd Amesbury, MA	1.0–2.0	1.0–2.0	990	$2,508	$2.53	0d	10	1.24mi

HOA detail condo

• Monthly dues: $178 · $2,136/yr
• Likely covers: trashgasparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-04-14
   listed $249,878 New 626-char remark

   Show marketing remark (626 chars)

   This condominium home comes with an affordability restriction. This one bedroom home has open-concept kitchen with solid surface countertops and steel front appliances including a refrigerator, a gas stove with hood vent, a dishwasher, and a garbage disposal. It comes with an assigned parking space.. The deed limits resale fees therefore there is only $500 available to a buyers broker as a referral fee. See attached pictures, deed rider and disclosure. This unit is being sold first come, first served to the first qualified buyer. It is being sold as is. Please provide a completed application and pre-approval letter.

2. 2018-12-04
   soldstatus $189,900 Sold 436-char remark

   Show marketing remark (436 chars)

   DOWNTOWN AMESBURY AT YOUR DOOR! This ADORABLE 1 bedroom garden style condo is in excellent condition with open concept living room , dining area and kitchen with breakfast bar! PRIVATE DECK off the living room. Updated flooring, a newer hot water heater and recently painted with laundry in the unit! One car, off street parking. ***AFFORDABLE HOUSING UNIT*** Buyer must be eligible by municipality standards. Deed Rider required.

3. 2018-11-30
   soldstatus $189,900
4. 2018-10-22
   status Contingent 436-char remark

   Show marketing remark (436 chars)

   DOWNTOWN AMESBURY AT YOUR DOOR! This ADORABLE 1 bedroom garden style condo is in excellent condition with open concept living room , dining area and kitchen with breakfast bar! PRIVATE DECK off the living room. Updated flooring, a newer hot water heater and recently painted with laundry in the unit! One car, off street parking. ***AFFORDABLE HOUSING UNIT*** Buyer must be eligible by municipality standards. Deed Rider required.

5. 2018-10-11
   price $189,900 436-char remark

   Show marketing remark (436 chars)

   DOWNTOWN AMESBURY AT YOUR DOOR! This ADORABLE 1 bedroom garden style condo is in excellent condition with open concept living room , dining area and kitchen with breakfast bar! PRIVATE DECK off the living room. Updated flooring, a newer hot water heater and recently painted with laundry in the unit! One car, off street parking. ***AFFORDABLE HOUSING UNIT*** Buyer must be eligible by municipality standards. Deed Rider required.

6. 2018-09-28
   listed $203,192 New 436-char remark

   Show marketing remark (436 chars)

   DOWNTOWN AMESBURY AT YOUR DOOR! This ADORABLE 1 bedroom garden style condo is in excellent condition with open concept living room , dining area and kitchen with breakfast bar! PRIVATE DECK off the living room. Updated flooring, a newer hot water heater and recently painted with laundry in the unit! One car, off street parking. ***AFFORDABLE HOUSING UNIT*** Buyer must be eligible by municipality standards. Deed Rider required.

7. 2018-04-06
   soldstatus $185,000 Sold
8. 2018-04-06
   soldstatus $185,000
9. 2018-03-22
   status Under Agreement
10. 2018-03-07
    listed $189,574 New

ⓘ 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: $2,951 · $246/mo
• Projected year-2 tax: $3,012 · $251/mo
• Expected delta: +$61/yr (+$5/mo · 2.1%)

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

Taxation est. · year 1

• Rental income: $27,741
• − Mortgage interest: −$13,997
• − Property taxes: −$2,951
• − Insurance: −$1,249
• − Repairs & maintenance: −$2,219
• − Management: −$2,219
• − HOA: −$2,136
• − Depreciation: −$7,269
• Taxable loss: −$4,301
• Est. tax savings @ 24.0%: +$1,032
• After-tax cash flow: $886/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

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Amesbury Town, MA
• County: Essex County · 632,995 people
• City population: 17,403
• 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

+31.8% since first listed

10 events — show timeline

• 2026-04-14 Listed $249,878 MLS PIN
• 2018-12-04 Sold (MLS) $189,900 MLS PIN
• 2018-11-30 Sold (Public Records) $189,900 Public Records
• 2018-10-22 Pending — MLS PIN
• 2018-10-11 Price Changed $189,900 MLS PIN
• 2018-09-28 Listed $203,192 MLS PIN
• 2018-04-06 Sold (Public Records) $185,000 Public Records
• 2018-04-06 Sold (MLS) $185,000 MLS PIN
• 2018-03-22 Pending — MLS PIN
• 2018-03-07 Listed $189,574 MLS PIN

Property tax history

+1.1%/yr

Latest (2023): $2,951 · -6.5% YoY. Source: county tax records.