Two-Unit Home with Fenced
For Sale
$629,000
125 Reynolds St, New Bedford, MA 02746
Owner-occupied duplex with highway access, off-street parking, and a second-floor unit scheduled for vacancy.
Property Size2,243 SF
Days on Market21
Property Features for 125 Reynolds St
General Information
Standard status
Active
Size
2,243 SF
Property subtype
Multi Family
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$4,811
Building Details
Building Size
2,243 SF
Year Built
1902
Listing Agency:
Lamacchia Realty, Inc.
Listed By:
Michelle Saltmarsh · License #9517530
(508) 677-3629
Source:
Donnellyandco
Added: Sep 14
Changed: Sep 28
Last Checked: Oct 3 at 2:18AM
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 Lamacchia Realty, Inc.
Investment Insights
Based on property information with market context.
This two-family property contains 2,243 square feet and was built in 1902. The second-floor residence extends across two levels, with a kitchen, dining room, living room, two bedrooms on the main level, and three additional bedrooms upstairs. The upper level also includes a family room heated by a gas space heater. The property includes a Trex front porch, a fully enclosed yard, and off-street parking. It is currently owner occupied, with the second-floor unit to be delivered vacant.
The home is zoned RC and offers highway access for commuters. A local elementary school is within walking distance, adding a practical neighborhood amenity for households. The two-unit layout, additional upper-level rooms, and outdoor features provide a substantial residential configuration for an owner occupant or income-property buyer.
The home is zoned RC and offers highway access for commuters. A local elementary school is within walking distance, adding a practical neighborhood amenity for households. The two-unit layout, additional upper-level rooms, and outdoor features provide a substantial residential configuration for an owner occupant or income-property buyer.
Key Highlights
- 2,243‑square‑foot duplex built in 1902
- Second‑floor unit spans two levels with five bedrooms and a family room
- Second‑floor unit to be delivered vacant; property is currently owner occupied
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
$32,242
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
5.13%
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%
$644,840
$644.8K
Cap Rate 7%
$460,600
$460.6K
Cap Rate 9%
$358,244
$358.2K
Market Conditions
NOI Build-Up for 2,243 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
$49.8K $22.20/SF
− Vacancy
−$3.7K −$1.67/SF
EGI
$46.1K $20.54/SF
− OpEx
−$13.8K −$6.16/SF
NOI
$32.2K $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%
$644,840
Cap Rate 7%
$460,600
Cap Rate 9%
$358,244
Alternative Uses
Best Use
Multifamily LT 5
$460.6K
$403.0K – $537.4K
NOI $32,242 @ 7.0% cap · market cap 5.13%
Second Best
Apartment 5plus
$422.9K
$370.0K – $493.3K
NOI $29,600 @ 7.0% cap · market cap 4.71%
Theoretical Best
Office A
$661.4K
$578.7K – $771.6K
NOI $46,296 @ 7.0% cap · market cap 7.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
870
Businesses Nearby
Explore this area
Business Placement
Demographics for 02746, MA
17,355
Population
7,640
Households
2.3
Avg Household Size
33
Median Age
10%
College-Educated
67%
High-School Grad
2.8 sq mi
ZIP Area
6,198
Density / Sq Mi
$41,023
Median Household Income
$33,472
Median Earnings
$1,100
Median Rent
$324,400
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Owner-occupied duplex with highway access, off-street parking, and a second-floor unit scheduled for vacancy.
Where is this duplex located?
The property is located at 125 Reynolds St New Bedford, MA.
What is the asking price?
The asking price for this property is $629,000.
What are key features of this property?
This property features: 2,243‑square‑foot duplex built in 1902; Second‑floor unit spans two levels with five bedrooms and a family room; Second‑floor unit to be delivered vacant; property is currently owner occupied
