Two-Unit Duplex with
New
For Sale
$479,900
125 Field St, New Bedford, MA 02740
Two vacant residential units include private parking, fenced outdoor space, and full basement storage.
Property Size1,722 SF
Price / SF$278.69
Days on Market6
Property Features for 125 Field St
General Information
Standard status
Active
Size
1,722 SF
Total Parking Spaces
2
Property subtype
Residential Income
Zoning
RB
Units
Unit Mix
2 x 2BR
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$4,421
Building Details
Building Size
1,722 SF
Year Built
1896
Buildings
1
Listing Agency:
Compass
Listed By:
The Mathew J. Arruda Group
(401) 274-1644
Source:
413realestate
Added: Sep 22
Changed: Sep 26
Last Checked: Sep 26 at 4:30AM
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 Compass
Investment Insights
Based on property information with market context.
Located at 125 Field St in New Bedford, this 1722-square-foot duplex contains two residential units, each with two bedrooms. Both units are scheduled for delivery vacant, providing flexibility for occupancy or repositioning. The second-floor unit includes an updated bathroom and brand-new appliances.
The property has vinyl siding, a fenced outdoor area, and a private driveway with off-street parking. A full basement adds storage or hobby space. Built in 1896 and zoned RB, the property presents a two-unit residential configuration with several practical exterior and interior features.
The property has vinyl siding, a fenced outdoor area, and a private driveway with off-street parking. A full basement adds storage or hobby space. Built in 1896 and zoned RB, the property presents a two-unit residential configuration with several practical exterior and interior features.
Key Highlights
- Two‑unit duplex with 1722 square feet
- Both units feature two bedrooms and will be delivered vacant
- Second‑floor unit has a refreshed bathroom and brand‑new appliances
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
$24,753
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
5.16%
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%
$495,060
$495.1K
Cap Rate 7%
$353,614
$353.6K
Cap Rate 9%
$275,033
$275.0K
Market Conditions
NOI Build-Up for 1,722 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
$38.2K $22.20/SF
− Vacancy
−$2.9K −$1.67/SF
EGI
$35.4K $20.54/SF
− OpEx
−$10.6K −$6.16/SF
NOI
$24.8K $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%
$495,060
Cap Rate 7%
$353,614
Cap Rate 9%
$275,033
Alternative Uses
Best Use
Multifamily LT 5
$353.6K
$309.4K – $412.6K
NOI $24,753 @ 7.0% cap · market cap 5.16%
Second Best
Apartment 5plus
$324.6K
$284.1K – $378.8K
NOI $22,725 @ 7.0% cap · market cap 4.74%
Theoretical Best
Office A
$507.7K
$444.3K – $592.4K
NOI $35,542 @ 7.0% cap · market cap 7.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,174
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
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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?
Duplex - Two vacant residential units include private parking, fenced outdoor space, and full basement storage.
Where is this duplex located?
The property is located at 125 Field St New Bedford, MA.
What is the asking price?
The asking price for this property is $479,900.
What are key features of this property?
This property features: Two‑unit duplex with 1722 square feet; Both units feature two bedrooms and will be delivered vacant; Second‑floor unit has a refreshed bathroom and brand‑new appliances
