6-Unit Apartment Building with Separate
For Sale
$680,000
826 County St, New Bedford, MA 02740
Six-unit income property with off-street parking and separate heat and electric for each unit.
Property Size3,169 SF
Days on Market17
Property Features for 826 County St
General Information
Standard status
Active
Size
3,169 SF
Property subtype
Investment
Additional Details
Gross Income
$92,400
Multifamily Units
6
Taxes and HOA fees
Annual Taxes
$5,472
Amenities
separate heat and electric
off-street parking
Building Details
Building Size
3,169 SF
Year Built
1880
Stories
3
Units
6
Listing Agency:
Keller Williams South Watuppa
(774) 319-1169
Listed By:
The J. Pavao Team
(774) 319-1169
Source:
Elliman
Added: Jul 29
Changed: Aug 11
Last Checked: Aug 13 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 Keller Williams South Watuppa
Investment Insights
Based on property information with market context.
This 6-unit apartment building is an income-producing property built in 1880. The property has been almost entirely updated within the last few years, and it includes separate heat and electric for each unit. Off-street parking is also provided, supporting convenient day-to-day operations for residents.
The building is located at 826 County St in New Bedford, MA 02740. Walkability is supported by a walkScore of 92, with bikeScore 57 and transitScore 37, reflecting a location that can work for residents who rely on active transportation or limited transit access.
Professional property management is already in place. The current management company can potentially continue for a hands-off transition, which may help streamline ownership continuity for a new investor.
The building is located at 826 County St in New Bedford, MA 02740. Walkability is supported by a walkScore of 92, with bikeScore 57 and transitScore 37, reflecting a location that can work for residents who rely on active transportation or limited transit access.
Professional property management is already in place. The current management company can potentially continue for a hands-off transition, which may help streamline ownership continuity for a new investor.
Key Highlights
- Separate heat and electric for each of the 6 units
- Off‑street parking for residents
- Almost entirely updated within the last few years
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
$41,820
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
6.15%
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%
$836,400
$836.4K
Cap Rate 7%
$597,429
$597.4K
Cap Rate 9%
$464,667
$464.7K
Market Conditions
NOI Build-Up for 3,169 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
$81.8K $25.80/SF
− Vacancy
−$5.7K −$1.81/SF
EGI
$76.0K $23.99/SF
− OpEx
−$34.2K −$10.80/SF
NOI
$41.8K $13.20/SF
Area
New Bedford, MA
Vacancy
7.00%
Lease Rate
$25.80 /SF/Yr
Expense Ratio
45.00%
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%
$836,400
Cap Rate 7%
$597,429
Cap Rate 9%
$464,667
Alternative Uses
Best Use
Apartment 5plus
$597.4K
$522.8K – $697.0K
NOI $41,820 @ 7.0% cap · market cap 6.15%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$934.4K
$817.6K – $1.09M
NOI $65,408 @ 7.0% cap · market cap 9.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
6
Residential units
Location Intelligence
Trade Area within ½ mile
757
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?
Apartment building - Six-unit income property with off-street parking and separate heat and electric for each unit.
Where is this apartment building located?
The property is located at 826 County St New Bedford, MA.
What is the asking price?
The asking price for this property is $680,000.
What are key features of this property?
This property features: Separate heat and electric for each of the 6 units; Off‑street parking for residents; Almost entirely updated within the last few years
