Duplex with One-Car
For Sale
$519,900
28 Gosnold St, New Bedford, MA 02740
Two residential units provide five bedrooms, two full baths, and off-street parking.
Property Size1,700 SF
Days on Market9
Property Features for 28 Gosnold St
General Information
Standard status
Active
Size
1,700 SF
Property subtype
Investment
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$4,221
Amenities
central heat
space heating
spacious pantries
off-street parking
one-car garage
enclosed yard
Building Details
Building Size
1,700 SF
Year Built
1880
Buildings
1
Stories
3
Units
2
Listing Agency:
(508) 328-4551
Listed By:
Stephen Ferreira
(508) 328-4551
Source:
Elliman
Added: Aug 12
Changed: Aug 17
Last Checked: Aug 20 at 8:30AM
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 Stephen Ferreira
Investment Insights
Based on property information with market context.
This two-unit residential property at 28 Gosnold St includes five bedrooms and two full baths. The first-floor unit is equipped with central heat, while the second-floor unit has space heating. Both apartments include spacious pantries, and the property also offers a one-car garage, off-street parking, and an enclosed yard. The exterior is described as low maintenance, with an asphalt roof.
Built in 1880, the property is located in New Bedford’s South End. Walk Score is 83, classified as Very Walkable; Bike Score is 53, classified as Bikeable; and Transit Score is 32, classified as Some Transit.
Built in 1880, the property is located in New Bedford’s South End. Walk Score is 83, classified as Very Walkable; Bike Score is 53, classified as Bikeable; and Transit Score is 32, classified as Some Transit.
Key Highlights
- Two‑unit property with five bedrooms and two full baths
- One‑car garage plus off‑street parking
- First‑floor central heat; second‑floor space heating
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
$24,437
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
4.70%
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%
$488,740
$488.7K
Cap Rate 7%
$349,100
$349.1K
Cap Rate 9%
$271,522
$271.5K
Market Conditions
NOI Build-Up for 1,700 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
$37.7K $22.20/SF
− Vacancy
−$2.8K −$1.67/SF
EGI
$34.9K $20.54/SF
− OpEx
−$10.5K −$6.16/SF
NOI
$24.4K $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%
$488,740
Cap Rate 7%
$349,100
Cap Rate 9%
$271,522
Alternative Uses
Best Use
Multifamily LT 5
$349.1K
$305.5K – $407.3K
NOI $24,437 @ 7.0% cap · market cap 4.70%
Second Best
Apartment 5plus
$320.5K
$280.4K – $373.9K
NOI $22,434 @ 7.0% cap · market cap 4.32%
Theoretical Best
Office A
$501.3K
$438.6K – $584.8K
NOI $35,088 @ 7.0% cap · market cap 6.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
843
Businesses Nearby
Explore this area
Business Placement
Demographics for 02740, MA
45,166
Population
20,532
Households
2.2
Avg Household Size
39
Median Age
18%
College-Educated
77%
High-School Grad
5.7 sq mi
ZIP Area
7,924
Density / Sq Mi
$54,563
Median Household Income
$39,310
Median Earnings
$1,052
Median Rent
$303,400
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?
Duplex - Two residential units provide five bedrooms, two full baths, and off-street parking.
Where is this duplex located?
The property is located at 28 Gosnold St New Bedford, MA.
What is the asking price?
The asking price for this property is $519,900.
What are key features of this property?
This property features: Two‑unit property with five bedrooms and two full baths; One‑car garage plus off‑street parking; First‑floor central heat; second‑floor space heating
