Vacant Two-Family
For Sale
$559,900
Pending
50-52 Ocean St, New Bedford, MA 02740
Two units are delivered vacant with hardwood floors, off-street parking, a large yard, and an accessible walk-up attic.
Property Size2,780 SF
Days on Market9
Property Features for 50-52 Ocean St
General Information
Standard status
Pending
Size
2,780 SF
Property subtype
Investment
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$5,112
Amenities
hardwood floors
off-street parking
large yard
Building Details
Building Size
2,780 SF
Year Built
1913
Stories
2
Units
2
Listing Agency:
(508) 509-0243
Listed By:
Jacob Almeida
(508) 509-0243
Source:
Elliman
Added: Aug 12
Changed: Aug 17
Last Checked: Aug 16 at 7:39AM
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 Jacob Almeida
Investment Insights
Based on property information with market context.
This two-family duplex includes two vacant units, hardwood flooring throughout, off-street parking, and a large yard. The walk-up attic has two interior means of egress and provides additional space that may support future expansion concepts described for the property, including added living area or a possible third unit.
Located at 50-52 Ocean St in New Bedford, the property was built in 1913. The surrounding area records a Walk Score of 83, a Bike Score of 53, and a Transit Score of 32.
Located at 50-52 Ocean St in New Bedford, the property was built in 1913. The surrounding area records a Walk Score of 83, a Bike Score of 53, and a Transit Score of 32.
Key Highlights
- Two‑family duplex with both units delivered vacant
- Hardwood floors throughout the property
- Walk‑up attic includes two interior means of egress
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
$39,961
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
7.14%
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%
$799,220
$799.2K
Cap Rate 7%
$570,871
$570.9K
Cap Rate 9%
$444,011
$444.0K
Market Conditions
NOI Build-Up for 2,780 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
$61.7K $22.20/SF
− Vacancy
−$4.6K −$1.67/SF
EGI
$57.1K $20.54/SF
− OpEx
−$17.1K −$6.16/SF
NOI
$40.0K $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%
$799,220
Cap Rate 7%
$570,871
Cap Rate 9%
$444,011
Alternative Uses
Best Use
Multifamily LT 5
$570.9K
$499.5K – $666.0K
NOI $39,961 @ 7.0% cap · market cap 7.14%
Second Best
Apartment 5plus
$524.1K
$458.6K – $611.5K
NOI $36,687 @ 7.0% cap · market cap 6.55%
Theoretical Best
Office A
$819.7K
$717.2K – $956.3K
NOI $57,379 @ 7.0% cap · market cap 10.25%
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
1,896
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 units are delivered vacant with hardwood floors, off-street parking, a large yard, and an accessible walk-up attic.
Where is this duplex located?
The property is located at 50-52 Ocean St New Bedford, MA.
What is the asking price?
The asking price for this property is $559,900.
What are key features of this property?
This property features: Two‑family duplex with both units delivered vacant; Hardwood floors throughout the property; Walk‑up attic includes two interior means of egress
