New Bedford Two-Family
For Sale
$600,000
Pending
414-416 Sawyer St, New Bedford, MA 02746
Two-unit property with three bedrooms each, updated features, parking.
Property Size2,316 SF
Days on Market119
Property Features for 414-416 Sawyer St
General Information
Standard status
Pending
Size
2,316 SF
Property subtype
Investment
Taxes and HOA fees
Annual Taxes
$4,522
Building Details
Building Size
2,316 SF
Year Built
1905
Stories
2
Units
2
Listing Agency:
(508) 958-3148
Listed By:
Jose Jorge · License #455013262
(508) 958-3148
Source:
Elliman
Added: Apr 24
Changed: Aug 8
Last Checked: Jul 24 at 2:31PM
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 Jose Jorge
Investment Insights
Based on property information with market context.
This two-family property features an open floor plan in each unit, with each unit containing three bedrooms. Hardwood floors are present throughout. Off-street parking is available, along with a detached garage. The roof, vinyl siding, and both porches were replaced in 2021. The gas space heater on the second floor was replaced in 2023. An unfinished attic area provides extra storage. The property is located in a highly walkable area with a walk score of 92, indicating it is a Walker's Paradise. The bike score is 57, making it bikeable. The transit score is 37, indicating some transit options are available. This property is suitable for either owner occupancy or investment purposes.
Key Highlights
- Walker's Paradise: walkScore of 92.
- Two‑family home: Ideal for owner occupancy or investment.
- Each unit features 3 bedrooms and an open floor plan.
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
$33,291
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
5.55%
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%
$665,820
$665.8K
Cap Rate 7%
$475,586
$475.6K
Cap Rate 9%
$369,900
$369.9K
Market Conditions
NOI Build-Up for 2,316 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
$51.4K $22.20/SF
− Vacancy
−$3.9K −$1.67/SF
EGI
$47.6K $20.54/SF
− OpEx
−$14.3K −$6.16/SF
NOI
$33.3K $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%
$665,820
Cap Rate 7%
$475,586
Cap Rate 9%
$369,900
Alternative Uses
Best Use
Multifamily LT 5
$475.6K
$416.1K – $554.9K
NOI $33,291 @ 7.0% cap · market cap 5.55%
Second Best
Apartment 5plus
$436.6K
$382.1K – $509.4K
NOI $30,564 @ 7.0% cap · market cap 5.09%
Theoretical Best
Office A
$682.9K
$597.5K – $796.7K
NOI $47,802 @ 7.0% cap · market cap 7.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
955
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
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-unit property with three bedrooms each, updated features, parking.
Where is this duplex located?
The property is located at 414-416 Sawyer St New Bedford, MA.
What is the asking price?
The asking price for this property is $600,000.
What are key features of this property?
This property features: Walker's Paradise: walkScore of 92.; Two‑family home: Ideal for owner occupancy or investment.; Each unit features 3 bedrooms and an open floor plan.
