Two-Unit Duplex on Corner
For Sale
Under Contract
$599,000
1930 Acushnet Ave, New Bedford, MA 02745
MULTI_FAMILY - New Bedford, MA
Property Size2,760 SF
Lot Size0.07 Acres
Price / SF$217.03
Days on Market135
Property Features for 1930 Acushnet Ave
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
MUB
Bedrooms
6
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bedroom 4, Bedroom 3, Bathroom 1, Bedroom 1, Bedroom 6, Bedroom 5, Bedroom 2
Parking
3
Fireplace
1
Directions
use GPS
Subdivision
North
Standard status
Active Under Contract
APN
2901542
Size
2,760 SF
Lot size
0.07 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
4970
Building Details
Year built
1920
Floors in Building
2
Number of units
2
Listing Agency:
Keller Williams Realty Signature Properties
(781) 924-5766
Listed By:
Al Styles
(781) 924-5766
Added: Apr 8
Changed: Aug 11
Last Checked: Aug 20 at 5:06PM
MLS# 73498115
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 two-family duplex features two units in an up-and-down configuration. The first-floor unit includes three bedrooms, a newer eat-in kitchen with stainless appliances and updated flooring, in-unit laundry, and a remodeled bathroom with a jetted soaking tub, steam shower, and marble-top vanity. The second-floor unit offers three bedrooms plus an open kitchen and dining area, along with a character-filled 18x10 family room with vaulted pine ceiling, exposed brick, and a wood-burning stove. Rich wood paneling throughout, gas heat, and move-in-ready condition support comfortable owner-occupant or tenant-ready use. The property includes updated insulation and newer systems, a detached one-car garage, and an unfinished basement with storage potential.
Set on a corner lot, the home provides easy access to Rt. 140 and I-195. Zoning is MUB (Mixed Use Business), which permits live-work and professional office use.
Built in 1920, the duplex is being sold as-is as part of a commissioner’s sale pursuant to a Bristol County Probate Court partition action (Case #BR25E0006PP). Terms are subject to court approval.
Set on a corner lot, the home provides easy access to Rt. 140 and I-195. Zoning is MUB (Mixed Use Business), which permits live-work and professional office use.
Built in 1920, the duplex is being sold as-is as part of a commissioner’s sale pursuant to a Bristol County Probate Court partition action (Case #BR25E0006PP). Terms are subject to court approval.
Key Highlights
- 0.0735‑acre corner lot with easy access to Rt. 140 and I‑195
- Up‑and‑down two‑family duplex with separate units on two levels
- 18x10 family room with vaulted pine ceiling, exposed brick, and wood‑burning stove
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
$39,674
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
6.62%
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%
$793,480
$793.5K
Cap Rate 7%
$566,771
$566.8K
Cap Rate 9%
$440,822
$440.8K
Market Conditions
NOI Build-Up for 2,760 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
$61.3K $22.20/SF
− Vacancy
−$4.6K −$1.67/SF
EGI
$56.7K $20.54/SF
− OpEx
−$17.0K −$6.16/SF
NOI
$39.7K $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%
$793,480
Cap Rate 7%
$566,771
Cap Rate 9%
$440,822
Alternative Uses
Best Use
Multifamily LT 5
$566.8K
$495.9K – $661.2K
NOI $39,674 @ 7.0% cap · market cap 6.62%
Second Best
Apartment 5plus
$520.3K
$455.3K – $607.1K
NOI $36,423 @ 7.0% cap · market cap 6.08%
Theoretical Best
Office A
$813.8K
$712.1K – $949.4K
NOI $56,966 @ 7.0% cap · market cap 9.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
768
Businesses Nearby
Explore this area
Business Placement
Demographics for 02745, MA
25,336
Population
10,649
Households
2.4
Avg Household Size
41
Median Age
20%
College-Educated
83%
High-School Grad
9.8 sq mi
ZIP Area
2,585
Density / Sq Mi
$73,154
Median Household Income
$46,978
Median Earnings
$1,104
Median Rent
$339,600
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 - Two-family duplex with MUB zoning, gas heat, a detached one-car garage, and separate up-and-down living spaces.
Where is this duplex located?
The property is located at 1930 Acushnet Ave New Bedford, MA.
What is the asking price?
The asking price for this property is $599,000.
What are key features of this property?
This property features: 0.0735‑acre corner lot with easy access to Rt. 140 and I‑195; Up‑and‑down two‑family duplex with separate units on two levels; 18x10 family room with vaulted pine ceiling, exposed brick, and wood‑burning stove
