Fully Vacant Three-Unit
For Sale
$520,000
1272 Pleasant St, New Bedford, MA 02740
Fully vacant three-family with two-bedroom, one-bath units and recent mechanical, electrical, and plumbing updates.
Property Size1,842 SF
Price / SF$282.30
Days on Market65
Property Features for 1272 Pleasant St
General Information
Standard status
Active
Size
1,842 SF
Property subtype
Multi-Family
Zoning
MUB
Additional Details
Highway Access
Yes
Multifamily Units
3
Taxes and HOA fees
Annual Taxes
$4,351
Building Details
Building Size
1,842 SF
Year Built
1890
Stories
3
Tenancy
Multi
Listing Agency:
REMAX Executive Realty
(833) 668-4649
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: Jul 13
Changed: Sep 14
Last Checked: Sep 14 at 6:07AM
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 REMAX Executive Realty
Investment Insights
Based on property information with market context.
1272 Pleasant St is a fully vacant three-family residential income building. Each unit is configured with two bedrooms and one bathroom. The property has had multiple updates, including maintenance-free vinyl siding, three brand-new boilers, and updated electrical and plumbing throughout. A camera system is also in place for security.
The building is conveniently located minutes from the train station, with highway access and nearby shopping and restaurants.
Outside, the yard is paved, with potential to add a full driveway with a curb cut, subject to applicable approvals. This turn-key condition supports owner-occupancy or direct tenanting after completion of your plans.
The building is conveniently located minutes from the train station, with highway access and nearby shopping and restaurants.
Outside, the yard is paved, with potential to add a full driveway with a curb cut, subject to applicable approvals. This turn-key condition supports owner-occupancy or direct tenanting after completion of your plans.
Key Highlights
- Fully vacant three‑family built in 1890 with two‑bedroom, one‑bath units
- Updates include maintenance‑free vinyl siding and updated electrical and plumbing throughout
- 3 brand‑new boilers
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
$26,478
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
5.09%
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%
$529,560
$529.6K
Cap Rate 7%
$378,257
$378.3K
Cap Rate 9%
$294,200
$294.2K
Market Conditions
NOI Build-Up for 1,842 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
$40.9K $22.20/SF
− Vacancy
−$3.1K −$1.67/SF
EGI
$37.8K $20.54/SF
− OpEx
−$11.3K −$6.16/SF
NOI
$26.5K $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%
$529,560
Cap Rate 7%
$378,257
Cap Rate 9%
$294,200
Alternative Uses
Best Use
Multifamily LT 5
$378.3K
$331.0K – $441.3K
NOI $26,478 @ 7.0% cap · market cap 5.09%
Second Best
Apartment 5plus
$347.3K
$303.9K – $405.1K
NOI $24,308 @ 7.0% cap · market cap 4.67%
Theoretical Best
Office A
$543.1K
$475.2K – $633.7K
NOI $38,019 @ 7.0% cap · market cap 7.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
3
Residential units
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
667
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Triplex - Fully vacant three-family with two-bedroom, one-bath units and recent mechanical, electrical, and plumbing updates.
Where is this triplex located?
The property is located at 1272 Pleasant St New Bedford, MA.
What is the asking price?
The asking price for this property is $520,000.
What are key features of this property?
This property features: Fully vacant three‑family built in 1890 with two‑bedroom, one‑bath units; Updates include maintenance‑free vinyl siding and updated electrical and plumbing throughout; 3 brand‑new boilers
