Two-Unit
New
For Sale
$489,900
250 Davis St, New Bedford, MA 02746
Each apartment has three bedrooms, hardwood flooring, and access to a fenced yard with off-street parking.
Property Size1,828 SF
Price / SF$267
Days on Market6
Property Features for 250 Davis St
General Information
Standard status
Active
Size
1,828 SF
Property subtype
2 Family - 2 Units Up/Down
Building Details
Year Built
1896
Listing Agency:
RE/MAX Vantage
(774) 992-0297
Listed By:
Jaiannah DeMello
(508) 287-5282
Source:
Lockandkeyre
Added: Sep 29
Changed: Oct 3
Last Checked: Oct 2 at 11:10PM
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 RE/MAX Vantage
Investment Insights
Based on property information with market context.
Built in 1896, this New Bedford duplex contains two apartments, each with three bedrooms, one bathroom, and hardwood floors. The property also has a partially finished basement and washer and dryer hookups. A roof replacement was completed in 2018, and a first-floor boiler was installed in 2026.
The fenced yard and off-street parking serve the property. Shops, dining, and highway access are nearby.
The fenced yard and off-street parking serve the property. Shops, dining, and highway access are nearby.
Key Highlights
- Two apartments, each with 3 bedrooms and 1 bath
- Hardwood floors in both apartments
- Partially finished basement and washer and dryer hookups
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
$26,277
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
5.36%
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%
$525,540
$525.5K
Cap Rate 7%
$375,386
$375.4K
Cap Rate 9%
$291,967
$292.0K
Market Conditions
NOI Build-Up for 1,828 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
$40.6K $22.20/SF
− Vacancy
−$3.0K −$1.67/SF
EGI
$37.5K $20.54/SF
− OpEx
−$11.3K −$6.16/SF
NOI
$26.3K $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%
$525,540
Cap Rate 7%
$375,386
Cap Rate 9%
$291,967
Alternative Uses
Best Use
Multifamily LT 5
$375.4K
$328.5K – $438.0K
NOI $26,277 @ 7.0% cap · market cap 5.36%
Second Best
Apartment 5plus
$344.6K
$301.6K – $402.1K
NOI $24,124 @ 7.0% cap · market cap 4.92%
Theoretical Best
Office A
$539.0K
$471.6K – $628.8K
NOI $37,730 @ 7.0% cap · market cap 7.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
1,181
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Each apartment has three bedrooms, hardwood flooring, and access to a fenced yard with off-street parking.
Where is this duplex located?
The property is located at 250 Davis St New Bedford, MA.
What is the asking price?
The asking price for this property is $489,900.
What are key features of this property?
This property features: Two apartments, each with 3 bedrooms and 1 bath; Hardwood floors in both apartments; Partially finished basement and washer and dryer hookups
