Updated 3-Unit
For Sale
$539,000
17 Margin St, New Bedford, MA 02744
South End multifamily property with refreshed interiors, a newer roof, and an upcoming second-floor vacancy.
Property Size2,360 SF
Days on Market56
Property Features for 17 Margin St
General Information
Standard status
Active
Size
2,360 SF
Property subtype
3 Family
Additional Details
Highway Access
Yes
Multifamily Units
3
Taxes and HOA fees
Annual Taxes
$4,553
Building Details
Building Size
2,360 SF
Year Built
1889
Buildings
1
Listing Agency:
Keller Williams South Watuppa
(774) 634-7237
Listed By:
Zechariah Stockbarger · License #9536699
Source:
Allisonmazer
Added: Jun 26
Changed: Aug 18
Last Checked: Aug 20 at 11:47AM
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.
Built in 1889, this three-unit property has received multiple updates within the last 4 years. Unit improvements include newer flooring, cabinets, and countertops, while the roof was also replaced during that period. The units are described as being in great condition.
The property is in the South End of New Bedford, near Route 18, the Kilburn Mill, and the beach. The second-floor unit is expected to be vacant by the end of July, creating an owner-occupancy option for a buyer building a residential income portfolio.
The property is in the South End of New Bedford, near Route 18, the Kilburn Mill, and the beach. The second-floor unit is expected to be vacant by the end of July, creating an owner-occupancy option for a buyer building a residential income portfolio.
Key Highlights
- 3‑unit building in New Bedford’s South End
- Interior updates within the last 4 years include flooring, cabinets, and countertops
- Roof replaced within the last 4 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
$33,924
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
6.29%
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%
$678,480
$678.5K
Cap Rate 7%
$484,629
$484.6K
Cap Rate 9%
$376,933
$376.9K
Market Conditions
NOI Build-Up for 2,360 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
$52.4K $22.20/SF
− Vacancy
−$3.9K −$1.67/SF
EGI
$48.5K $20.54/SF
− OpEx
−$14.5K −$6.16/SF
NOI
$33.9K $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%
$678,480
Cap Rate 7%
$484,629
Cap Rate 9%
$376,933
Alternative Uses
Best Use
Multifamily LT 5
$484.6K
$424.1K – $565.4K
NOI $33,924 @ 7.0% cap · market cap 6.29%
Second Best
Apartment 5plus
$444.9K
$389.3K – $519.1K
NOI $31,144 @ 7.0% cap · market cap 5.78%
Theoretical Best
Office A
$695.9K
$608.9K – $811.8K
NOI $48,710 @ 7.0% cap · market cap 9.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
852
Businesses Nearby
Explore this area
Business Placement
Demographics for 02744, MA
13,055
Population
5,609
Households
2.3
Avg Household Size
35
Median Age
13%
College-Educated
72%
High-School Grad
1.3 sq mi
ZIP Area
10,042
Density / Sq Mi
$54,841
Median Household Income
$36,799
Median Earnings
$1,133
Median Rent
$344,800
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?
Triplex - South End multifamily property with refreshed interiors, a newer roof, and an upcoming second-floor vacancy.
Where is this triplex located?
The property is located at 17 Margin St New Bedford, MA.
What is the asking price?
The asking price for this property is $539,000.
What are key features of this property?
This property features: 3‑unit building in New Bedford’s South End; Interior updates within the last 4 years include flooring, cabinets, and countertops; Roof replaced within the last 4 years
