11 & 13 16th St Newbury — Photo 1 of 21
Recent Drop: $154,000
$695,000
Investment Analysis — 11 & 13 16th St
Newbury, MA 01951 — Plum Island
Based on HUD Small Area Fair Market Rent for Boston-Cambridge-Quincy, MA-NH HUD Metro FMR Area, a home in 01951 carries an estimated $2,170/mo in gross rent — about a 2.47% cap rate and $17,177/yr in estimated NOI at the $695,000 list price. Adjust every assumption in the calculator below.
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Rare buildable 0.2273-acre (9,900 sq ft) lot in Newbury on Plum Island! Combine two side-by-side parcels (11 & 13) to build a multi-story home located on quiet 16th Street in the Newbury Plum Island Overlay District (PIOD) with northern views of The Basin. Unlike most of Plum Island, this is NOT in a flood zone. Preliminary due diligence with the town suggests the footprint supports approximately 1980 sq ft with 3BR of new construction with ample room for plenty of off-street parking. Municipal water and sewer are already on the street. An existing 600 sq ft cottage, supporting seasonal use, on parcel 13 establishes an excellent precedent for non-conforming structure/use. A 2-lot survey is available. Buyer is responsible for combining the parcels and for paying an outstanding $2,400 sewer betterment assessment (Water betterment has been paid) and to perform all due diligence. Signage on-site—come create your dream island getaway!
Estimates — not financial advice
These figures are illustrative estimates for informational purposes only — not an appraisal, valuation, or guarantee of rent, income, or returns, and not financial, tax, or investment advice. Rent is either the figure reported on the MLS listing — in-place rent that may differ from market and is not verified against the actual leases — or, where the listing reports none, an estimate from HUD Small Area Fair Market Rents, a government benchmark that may differ from actual market rent. Each figure is labelled with its source. Cap rate, NOI, and returns depend on the assumptions shown, which you can change. MLS and other third-party data may be inaccurate or out of date. Verify all figures independently and consult your own financial, tax, and legal advisors before making any investment decision.
Property Details
Financials
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Interior Specifications
Climate & Utilities
Building & Exterior
Property & Lot
Neighborhood
Public Transportation • Shopping • Tennis Court(s) • Park • Walk/Jog Trails • Medical Facility
Geography
Property History
$695,000
Was $849,000
Sep 8, 2026
MLS® 73531220
$849,000
Jun 6, 2026
MLS® 73531220
Listing Agent: Barry Mitchell
Listing Office: Coldwell Banker Realty
MLS® Number: 73531220
