Attached Duplex with Fenced
New
For Sale
$449,900
158 Adams St, New Bedford, MA 02746
Two apartments offer separate entrances, laundry, and private outdoor space.
Property Size1,473 SF
Days on Market3
Property Features for 158 Adams St
General Information
Standard status
Active
Size
1,473 SF
Property subtype
Investment
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$4,811
Amenities
fenced-in yard
laundry
Building Details
Building Size
1,473 SF
Year Built
1913
Buildings
1
Stories
3
Units
2
Listing Agency:
Keller Williams Realty
Listed By:
Lisa Bowman
(508) 441-7757
Source:
Elliman
Added: Sep 13
Last Checked: Sep 15 at 6:53AM
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 Realty
Investment Insights
Based on property information with market context.
This attached duplex at 158 Adams St in New Bedford dates to 1913 and contains two distinct apartments arranged front and back. The larger front residence includes a living room, kitchen with laundry, bathroom, bedroom, and loft-style bedroom. The rear apartment has separate side and rear access, along with a living room, kitchen, bathroom, and one bedroom.
The property includes a fenced yard and basement storage with exterior access through a bulkhead. Both hot water tanks are less than 2 years old. Walk Score is 84, Bike Score is 52, and Transit Score is 36. The property does not include off-street parking or a driveway.
The property includes a fenced yard and basement storage with exterior access through a bulkhead. Both hot water tanks are less than 2 years old. Walk Score is 84, Bike Score is 52, and Transit Score is 36. The property does not include off-street parking or a driveway.
Key Highlights
- Two attached apartments with front‑and‑back configuration
- Front apartment includes a loft‑style bedroom and in‑unit laundry
- Rear apartment has separate side and rear entrances
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
$21,174
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
4.71%
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%
$423,480
$423.5K
Cap Rate 7%
$302,486
$302.5K
Cap Rate 9%
$235,267
$235.3K
Market Conditions
NOI Build-Up for 1,473 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
$32.7K $22.20/SF
− Vacancy
−$2.5K −$1.67/SF
EGI
$30.2K $20.54/SF
− OpEx
−$9.1K −$6.16/SF
NOI
$21.2K $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%
$423,480
Cap Rate 7%
$302,486
Cap Rate 9%
$235,267
Alternative Uses
Best Use
Multifamily LT 5
$302.5K
$264.7K – $352.9K
NOI $21,174 @ 7.0% cap · market cap 4.71%
Second Best
Apartment 5plus
$277.7K
$243.0K – $324.0K
NOI $19,439 @ 7.0% cap · market cap 4.32%
Theoretical Best
Office A
$434.3K
$380.0K – $506.7K
NOI $30,403 @ 7.0% cap · market cap 6.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
500
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
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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 apartments offer separate entrances, laundry, and private outdoor space.
Where is this duplex located?
The property is located at 158 Adams St New Bedford, MA.
What is the asking price?
The asking price for this property is $449,900.
What are key features of this property?
This property features: Two attached apartments with front‑and‑back configuration; Front apartment includes a loft‑style bedroom and in‑unit laundry; Rear apartment has separate side and rear entrances
