Two-Family Duplex with Fenced
New
For Sale
$449,900
158 Adams St, New Bedford, MA 02746
Residential Income, New Bedford, MA
Property Size1,473 SF
Lot Size0.07 Acres
Price / SF$305.43
Days on Market4
Property Features for 158 Adams St
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
RB
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 1, Bathroom 1, Bedroom 2, Bedroom 3, Bathroom 2
Directions
use GPS
Subdivision
West
Standard status
Active
APN
M:0089 L:0127,2897661
Size
1,473 SF
Lot size
0.07 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
4811
Amenities
laundry
fenced yard
Building Details
Year built
1913
Floors in Building
3
Number of units
2
Listing Agency:
Keller Williams Realty
Listed By:
Scott Morris
(508) 238-5000
Added: Sep 12
Last Checked: Sep 15 at 2:06PM
MLS# 73576250
Copyright © 2026 MLS Property Information Network Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This attached two-family duplex contains 1,473 square feet and was built in 1913. The front apartment is the larger unit, with a living room, kitchen with laundry, bathroom, bedroom, and loft-style bedroom. The rear apartment offers a living room, kitchen, bathroom, and one bedroom, with both side and rear entrances.
The property includes a 0.0682-acre lot and a fenced yard. The basement is accessed through an exterior bulkhead, and both hot water tanks are less than 2 years old. Zoning is RB. There is no off-street parking or driveway.
The property includes a 0.0682-acre lot and a fenced yard. The basement is accessed through an exterior bulkhead, and both hot water tanks are less than 2 years old. Zoning is RB. There is no off-street parking or driveway.
Key Highlights
- Two‑family duplex with 1,473 square feet
- Front apartment includes a loft‑style bedroom and kitchen laundry
- Rear apartment has separate side and back 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
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
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Frequently Asked Questions
What type of property is this?
Duplex - Attached residential income property with two separate apartments, a basement, and a fenced yard.
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‑family duplex with 1,473 square feet; Front apartment includes a loft‑style bedroom and kitchen laundry; Rear apartment has separate side and back entrances
