17-Unit Rooming
For Sale
$889,900
1840-1846 Acushnet Ave, New Bedford, MA 02746
A 17-unit rooming house with a recently installed rubber roof and skylights, plus basement storage and on-site parking.
Property Size3,968 SF
Price / SF$224.27
Days on Market83
Property Features for 1840-1846 Acushnet Ave
General Information
Standard status
Active
Size
3,968 SF
Total Parking Spaces
5
Property subtype
Multi-Family
Zoning
MUB
Additional Details
Multifamily Units
17
Taxes and HOA fees
Annual Taxes
$6,231
Amenities
basement storage area
Building Details
Building Size
3,968 SF
Year Built
1947
Stories
2
Tenancy
Multi
Listing Agency:
Vin Cav Realty
(833) 668-4649
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: Jun 19
Changed: Sep 8
Last Checked: Sep 9 at 5:30AM
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 Vin Cav Realty
Investment Insights
Based on property information with market context.
This offering is a 17-unit rooming house with a clean, well-maintained interior. Improvements include a new rubber roof and skylights installed within the last two months. The unit mix includes four rooms with private bathrooms, and the property provides five dedicated parking spaces for residents.
The building is located in the north end of New Bedford, near Brooklawn Park and a variety of amenities.
Additional on-site convenience is provided by a large, clean storage area in the basement.
The building is located in the north end of New Bedford, near Brooklawn Park and a variety of amenities.
Additional on-site convenience is provided by a large, clean storage area in the basement.
Key Highlights
- 17‑unit rooming house built in 1947
- New rubber roof and skylights installed within the last 2 months
- 4 units include private bathrooms
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
$52,365
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
5.88%
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%
$1,047,300
$1.0M
Cap Rate 7%
$748,071
$748.1K
Cap Rate 9%
$581,833
$581.8K
Market Conditions
NOI Build-Up for 3,968 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
$102.4K $25.80/SF
− Vacancy
−$7.2K −$1.81/SF
EGI
$95.2K $23.99/SF
− OpEx
−$42.8K −$10.80/SF
NOI
$52.4K $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%
$1,047,300
Cap Rate 7%
$748,071
Cap Rate 9%
$581,833
Alternative Uses
Best Use
Apartment 5plus
$748.1K
$654.6K – $872.8K
NOI $52,365 @ 7.0% cap · market cap 5.88%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.17M
$1.02M – $1.37M
NOI $81,900 @ 7.0% cap · market cap 9.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
17
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
817
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?
Apartment building - A 17-unit rooming house with a recently installed rubber roof and skylights, plus basement storage and on-site parking.
Where is this apartment building located?
The property is located at 1840-1846 Acushnet Ave New Bedford, MA.
What is the asking price?
The asking price for this property is $889,900.
What are key features of this property?
This property features: 17‑unit rooming house built in 1947; New rubber roof and skylights installed within the last 2 months; 4 units include private bathrooms
