Two-Family Home with
For Sale
$599,900
745 County St, New Bedford, MA 02740
Two-family home featuring a garage and fenced yard.
Property Size2,324 SF
Lot Size0.10 Acres
Days on Market268
Property Features for 745 County St
General Information
Standard status
Active
Size
2,324 SF
Lot size
0.10 Acres
Property subtype
Investment
Taxes and HOA fees
Annual Taxes
$7,139
Building Details
Building Size
2,324 SF
Year Built
1882
Stories
2
Units
2
Listing Agency:
(508) 813-2324
Listed By:
Cheryl Hebert · License #451500362
(508) 813-2324
Source:
Elliman
Added: Nov 28, 2025
Changed: Aug 15
Last Checked: Aug 23 at 10:54AM
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 Cheryl Hebert
Investment Insights
Based on property information with market context.
This two-family home includes a one-car garage and a fenced-in yard. The first floor features two bedrooms, an eat-in kitchen, and a large double parlor with a fireplace. The second floor includes an eat-in kitchen, a dining room, and two bedrooms, with potential for a cottage setup. A full attic with a cedar closet is also present. The roof is approximately 2 years old. All appliances are to remain with the property. The first floor will be vacant at closing.
Key Highlights
- First floor will be vacant at closing, allowing for immediate occupancy or rental.
- Two‑family property offers potential for rental income or multi‑generational living.
- Relatively new roof (approximately 2 years old).
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
$33,406
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
5.57%
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%
$668,120
$668.1K
Cap Rate 7%
$477,229
$477.2K
Cap Rate 9%
$371,178
$371.2K
Market Conditions
NOI Build-Up for 2,324 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
$51.6K $22.20/SF
− Vacancy
−$3.9K −$1.67/SF
EGI
$47.7K $20.54/SF
− OpEx
−$14.3K −$6.16/SF
NOI
$33.4K $14.37/SF
Area
New Bedford, MA
Vacancy
7.50%
Lease Rate
$22.20 /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%
$668,120
Cap Rate 7%
$477,229
Cap Rate 9%
$371,178
Alternative Uses
Best Use
Multifamily LT 5
$477.2K
$417.6K – $556.8K
NOI $33,406 @ 7.0% cap · market cap 5.57%
Second Best
Apartment 5plus
$438.1K
$383.4K – $511.2K
NOI $30,669 @ 7.0% cap · market cap 5.11%
Theoretical Best
Office A
$685.2K
$599.6K – $799.5K
NOI $47,967 @ 7.0% cap · market cap 8.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
708
Businesses Nearby
Explore this area
Business Placement
Demographics for 02740, MA
45,166
Population
20,532
Households
2.2
Avg Household Size
39
Median Age
18%
College-Educated
77%
High-School Grad
5.7 sq mi
ZIP Area
7,924
Density / Sq Mi
$54,563
Median Household Income
$39,310
Median Earnings
$1,052
Median Rent
$303,400
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two-family home featuring a garage and fenced yard.
Where is this duplex located?
The property is located at 745 County St New Bedford, MA.
What is the asking price?
The asking price for this property is $599,900.
What are key features of this property?
This property features: First floor will be vacant at closing, allowing for immediate occupancy or rental.; Two‑family property offers potential for rental income or multi‑generational living.; Relatively new roof (approximately 2 years old).
