13 Brown Street Ipswich — Photo 1 of 4
$1,299,900
Investment Analysis — 13 Brown Street
Ipswich, MA 01938
Based on HUD Small Area Fair Market Rent for Boston-Cambridge-Quincy, MA-NH HUD Metro FMR Area, a home in 01938 carries an estimated $2,040/mo in gross rent — about a 0.99% cap rate and $12,824/yr in estimated NOI at the $1,299,900 list price. Adjust every assumption in the calculator below.
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Development opportunity at #13 combined w/ portion of #7 to create 29,545 sf lot within General Business District & 3A Multi-family Overlay District-2 (MOD-2), 3A allowing 12 (1 affordable) multi-family units “as of right” to promote in-town housing w/in close proximity to MBTA w/out special permit, only site plan review. Zero min. frontage, 10 ft front building setback, zero side setback & 20 ft rear setback. Seller conducted all preliminary inquiries & site visits with necessary municipal agencies including Planning Dept.; DPW; Water/Sewer; Conservation Agent; Conservation Commission (Citizen’s Query); & MBTA. Complete land survey available with proposed lot line division. Wetland Resource Areas identified by Environmental Consultant and clean 21E w/ Environmental Site Assessment Phase I & II conducted & inspection reports available for both 7 & 13. Existing natural gas, town water/sewer & electrical currently servicing existing dwelling.
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 MLS and other third-party data may be inaccurate or out of date.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
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Public Transportation • Shopping • Pool • Tennis Court(s) • Park • Walk/Jog Trails
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Property History
$1,299,900
May 6, 2026
MLS® 73513916
$1,299,900
May 6, 2026
MLS® 73513727
Listing Agent: Carrie Cole
Listing Office: WC Residential Realty, LLC
MLS® Number: 73513916
