Two-Unit Duplex
For Sale
$559,000
1585-1587 Acushnet Avenue, New Bedford, MA 02746
Historic multifamily property offering two separate residential units in New Bedford.
Property Size3,626 SF
Price / SF$154.16
Days on Market24
Property Features for 1585-1587 Acushnet Avenue
General Information
Standard status
Active
Size
3,626 SF
Property subtype
Multi-Unit (2-4)
Additional Details
Multifamily Units
2
Amenities
Lot Size Acres: 0.08, Lot Size Square Feet: 3446
Asphalt Roof
Total Taxes: $5,238, Tax Year: 2025, Percentage of Tax that is Deductable: 0
Hardwood Floor
Sale, Sale Type: Foreclosure, Availability Date: 2026-09-10
Basement Type: Full, Walkout
6 Bedrooms
Residential Style: Other, 2 Stories, Built in 1901, 12 Rooms
Above Area Square Feet: 3626
2 Full Baths
Building Details
Year Built
1901
Listing Agency:
Your Home Sold Guaranteed Realty, The Nathan Clark Team
Listed By:
Rachel Sanville
(401) 232-7661
Source:
Doyle-realty
Added: Sep 10
Changed: Oct 3
Last Checked: Oct 2 at 11:32PM
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 Your Home Sold Guaranteed Realty, The Nathan Clark Team
Investment Insights
Based on property information with market context.
Built in 1901, this duplex contains two residential units within approximately 3,626 square feet of building area. The configuration supports separate occupancy while retaining the character of an older New England property.
The property is located at 1585-1587 Acushnet Avenue in New Bedford, Massachusetts, within the New Bedford School District. Nearby listed schools include Abraham Lincoln Elementary School, Normandin Middle School, and New Bedford High School.
The property is located at 1585-1587 Acushnet Avenue in New Bedford, Massachusetts, within the New Bedford School District. Nearby listed schools include Abraham Lincoln Elementary School, Normandin Middle School, and New Bedford High School.
Key Highlights
- Two‑unit duplex configuration
- Approximately 3,626 square feet of building area
- Constructed in 1901
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
$47,851
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
8.56%
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%
$957,020
$957.0K
Cap Rate 7%
$683,586
$683.6K
Cap Rate 9%
$531,678
$531.7K
Market Conditions
NOI Build-Up for 3,626 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
$93.6K $25.80/SF
− Vacancy
−$6.5K −$1.81/SF
EGI
$87.0K $23.99/SF
− OpEx
−$39.2K −$10.80/SF
NOI
$47.9K $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%
$957,020
Cap Rate 7%
$683,586
Cap Rate 9%
$531,678
Alternative Uses
Best Use
Multifamily LT 5
$744.6K
$651.5K – $868.7K
NOI $52,122 @ 7.0% cap · market cap 9.32%
Second Best
Apartment 5plus
$683.6K
$598.1K – $797.5K
NOI $47,851 @ 7.0% cap · market cap 8.56%
Theoretical Best
Office A
$1.07M
$935.5K – $1.25M
NOI $74,841 @ 7.0% cap · market cap 13.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,134
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
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 - Historic multifamily property offering two separate residential units in New Bedford.
Where is this duplex located?
The property is located at 1585-1587 Acushnet Avenue New Bedford, MA.
What is the asking price?
The asking price for this property is $559,000.
What are key features of this property?
This property features: Two‑unit duplex configuration; Approximately 3,626 square feet of building area; Constructed in 1901
