Historic Two-Unit Residential
For Sale
$439,900
Pending
2157 Acushnet Ave, New Bedford, MA 02745
Two-story duplex offers two units with 1–2 bedroom flexibility and an additional room for varied home use.
Property Size2,264 SF
Lot Size0.17 Acres
Days on Market139
Property Features for 2157 Acushnet Ave
General Information
Standard status
Pending
Size
2,264 SF
Total Parking Spaces
4
Lot size
0.17 Acres
Property subtype
Multi Family Home
Zoning
MUB
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$5,640
Building Details
Building Size
2,264 SF
Year Built
1888
Stories
3
Units
2
Tenancy
Multi
Listing Agency:
Platinum Group Realty, Inc.
Listed By:
Judith Lima
(508) 641-1963
Source:
Aucoinryanrealty
Added: Apr 23
Changed: Aug 8
Last Checked: Jul 23 at 6:06AM
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 Platinum Group Realty, Inc.
Investment Insights
Based on property information with market context.
2157 Acushnet Ave presents a historic two-story, two-unit residential income property built in 1888. The home is arranged with a first-unit layout featuring one bedroom and the potential for a second bedroom. The upper unit includes two bedrooms plus an additional room that can be used for a home office, guest space, or other flexible needs.
The property sits on a 7,392 square foot lot and totals 2,264 square feet of living space. Designed for versatile living arrangements, it can support scenarios such as owner-occupancy with rental income from the second unit or investment ownership.
As described, the offering is positioned to appeal to buyers looking for adaptable unit configurations and opportunities to tailor space to their specific use needs.
The property sits on a 7,392 square foot lot and totals 2,264 square feet of living space. Designed for versatile living arrangements, it can support scenarios such as owner-occupancy with rental income from the second unit or investment ownership.
As described, the offering is positioned to appeal to buyers looking for adaptable unit configurations and opportunities to tailor space to their specific use needs.
Key Highlights
- Two‑story multi‑family duplex built in 1888 with 2,264 SF of living space
- 7,392 SF lot provides additional outdoor space
- First unit includes 1 bedroom with potential for a second bedroom
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
$32,544
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
7.40%
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%
$650,880
$650.9K
Cap Rate 7%
$464,914
$464.9K
Cap Rate 9%
$361,600
$361.6K
Market Conditions
NOI Build-Up for 2,264 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
$50.3K $22.20/SF
− Vacancy
−$3.8K −$1.67/SF
EGI
$46.5K $20.54/SF
− OpEx
−$13.9K −$6.16/SF
NOI
$32.5K $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%
$650,880
Cap Rate 7%
$464,914
Cap Rate 9%
$361,600
Alternative Uses
Best Use
Multifamily LT 5
$464.9K
$406.8K – $542.4K
NOI $32,544 @ 7.0% cap · market cap 7.40%
Second Best
Apartment 5plus
$426.8K
$373.5K – $498.0K
NOI $29,877 @ 7.0% cap · market cap 6.79%
Theoretical Best
Office A
$667.6K
$584.1K – $778.8K
NOI $46,729 @ 7.0% cap · market cap 10.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
397
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-story duplex offers two units with 1–2 bedroom flexibility and an additional room for varied home use.
Where is this duplex located?
The property is located at 2157 Acushnet Ave New Bedford, MA.
What is the asking price?
The asking price for this property is $439,900.
What are key features of this property?
This property features: Two‑story multi‑family duplex built in 1888 with 2,264 SF of living space; 7,392 SF lot provides additional outdoor space; First unit includes 1 bedroom with potential for a second bedroom
