Residential Income
For Sale
$349,999
1934 Acushnet Avenue, New Bedford, MA 02745
Duplex residential income property listed for sale in New Bedford, MA.
Property Size1,600 SF
Price / SF$218.75
Days on Market148
Property Features for 1934 Acushnet Avenue
General Information
Standard status
Active
Size
1,600 SF
Total Parking Spaces
2
Property subtype
Multi-family / 2 Family - 2 Units Side by Side
Zoning
MUB
Net Operating Income
$10,200
Taxes and HOA fees
Annual Taxes
$4,789
Amenities
No
3.0
Full, Partially Finished
2
1
2.50
3
Building Details
Year Built
1910
Listing Agency:
First Choice Patenaude R.E.
(508) 675-0642
Listed By:
Roland Patenaude · License #90817
(508) 675-0642
Source:
Compass
Added: Mar 26
Changed: Aug 8
Last Checked: Jul 23 at 3:06PM
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 First Choice Patenaude R.E.
Investment Insights
Based on property information with market context.
This residential income duplex offers a straightforward two-unit configuration under a single ownership structure. The property is presented for sale with a listed size of 1,600.
The address is 1934 Acushnet Avenue in New Bedford, Massachusetts 02745.
As a duplex and residential income property, it is suited to buyers seeking a smaller multifamily setup for income-oriented ownership.
The address is 1934 Acushnet Avenue in New Bedford, Massachusetts 02745.
As a duplex and residential income property, it is suited to buyers seeking a smaller multifamily setup for income-oriented ownership.
Key Highlights
- Duplex residential income property for sale in New Bedford, MA
- 3 bathrooms total, including 2 full baths and 1 half bath
- Full, partially finished basement
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
$22,999
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
6.57%
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%
$459,980
$460.0K
Cap Rate 7%
$328,557
$328.6K
Cap Rate 9%
$255,544
$255.5K
Market Conditions
NOI Build-Up for 1,600 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
$35.5K $22.20/SF
− Vacancy
−$2.7K −$1.67/SF
EGI
$32.9K $20.54/SF
− OpEx
−$9.9K −$6.16/SF
NOI
$23.0K $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%
$459,980
Cap Rate 7%
$328,557
Cap Rate 9%
$255,544
Alternative Uses
Best Use
Multifamily LT 5
$328.6K
$287.5K – $383.3K
NOI $22,999 @ 7.0% cap · market cap 6.57%
Second Best
Apartment 5plus
$301.6K
$263.9K – $351.9K
NOI $21,115 @ 7.0% cap · market cap 6.03%
Theoretical Best
Office A
$471.8K
$412.8K – $550.4K
NOI $33,024 @ 7.0% cap · market cap 9.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
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 - Duplex residential income property listed for sale in New Bedford, MA.
Where is this duplex located?
The property is located at 1934 Acushnet Avenue New Bedford, MA.
What is the asking price?
The asking price for this property is $349,999.
What are key features of this property?
This property features: Duplex residential income property for sale in New Bedford, MA; 3 bathrooms total, including 2 full baths and 1 half bath; Full, partially finished basement
