Mixed-Use Office
New
For Sale
$410,000
4436 Acushnet Ave, New Bedford, MA 02745
MUB zoning and a dedicated parking lot complement a flexible first-floor layout and full basement.
Property Size1,978 SF
Days on Market6
Property Features for 4436 Acushnet Ave
General Information
Standard status
Active
Size
1,978 SF
Property subtype
Commercial
Zoning
Mixed Use Business
Building Details
Building Size
1,978 SF
Year Built
1978
Listing Agency:
E. J. Pontiff Real Estate
Listed By:
E. Jeffrey Pontiff · License #451500777
(508) 961-1671
Source:
Iverty
Added: Sep 22
Changed: Sep 26
Last Checked: Sep 26 at 10:16AM
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 E. J. Pontiff Real Estate
Investment Insights
Based on property information with market context.
This office building, constructed in 1978, has an open first-floor area alongside private offices, a kitchen area, and bathrooms. A full basement provides space for storage or potential finishing. The property also includes its own parking lot.
Zoned MUB (Mixed Use Business), the building supports a range of business uses. The first-floor combination of open and private areas offers a flexible office configuration.
Zoned MUB (Mixed Use Business), the building supports a range of business uses. The first-floor combination of open and private areas offers a flexible office configuration.
Key Highlights
- MUB zoning (Mixed Use Business)
- Open first‑floor area with private offices, kitchen area, and bathrooms
- Full basement suitable for storage or finishing
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
$29,907
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
7.29%
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%
$598,140
$598.1K
Cap Rate 7%
$427,243
$427.2K
Cap Rate 9%
$332,300
$332.3K
Market Conditions
NOI Build-Up for 1,978 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
$47.5K $24.00/SF
− Vacancy
−$7.6K −$3.84/SF
EGI
$39.9K $20.16/SF
− OpEx
−$10.0K −$5.04/SF
NOI
$29.9K $15.12/SF
Area
New Bedford, MA
Vacancy
16.00%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
25.00%
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%
$598,140
Cap Rate 7%
$427,243
Cap Rate 9%
$332,300
Alternative Uses
Best Use
Office B
$427.2K
$373.8K – $498.5K
NOI $29,907 @ 7.0% cap · market cap 7.29%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$583.2K
$510.3K – $680.4K
NOI $40,826 @ 7.0% cap · market cap 9.96%
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
105
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
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Market
Vacancy Rate% for Office in Northeast region
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Frequently Asked Questions
What type of property is this?
Office building - MUB zoning and a dedicated parking lot complement a flexible first-floor layout and full basement.
Where is this office building located?
The property is located at 4436 Acushnet Ave New Bedford, MA.
What is the asking price?
The asking price for this property is $410,000.
What are key features of this property?
This property features: MUB zoning (Mixed Use Business); Open first‑floor area with private offices, kitchen area, and bathrooms; Full basement suitable for storage or finishing
