Five-Unit Apartment
For Sale
$729,900
52 Ashley St, New Bedford, MA 02744
The property combines spacious floor plans, separately metered utilities, and vinyl siding in New Bedford’s South End.
Property Size4,842 SF
Days on Market87
Property Features for 52 Ashley St
General Information
Standard status
Active
Size
4,842 SF
Property subtype
5+ Family - 5+ Units Up/Down
Property Condition
Severity
Minor
Evidence
cosmetic updates
Site & Location
Public Transit
Yes
Utilities to Site
Yes
Additional Details
Multifamily Units
5
Taxes and HOA fees
Annual Taxes
$6,269
Building Details
Building Size
4,842 SF
Year Built
1910
Listing Agency:
RE/MAX Vantage
(774) 992-0297
Listed By:
Bradford Thelin · License #RES.0042715
Source:
Allisonmazer
Added: May 26
Changed: Aug 17
Last Checked: Aug 20 at 11:30AM
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 RE/MAX Vantage
Investment Insights
Based on property information with market context.
Built in 1910, this five-unit apartment property offers spacious floor plans with natural light and adaptable living areas. Four units are described as well maintained with established tenant history, while the remaining unit requires cosmetic updating. Separately metered utilities and vinyl siding are existing property features.
The building is located in New Bedford’s South End near the waterfront, beaches, and neighborhood amenities. Public transit and commuter access points are also nearby, supporting connectivity throughout the area. The property is presented as an income-producing multifamily asset with a combination of occupied, maintained units and one unit requiring updates.
The building is located in New Bedford’s South End near the waterfront, beaches, and neighborhood amenities. Public transit and commuter access points are also nearby, supporting connectivity throughout the area. The property is presented as an income-producing multifamily asset with a combination of occupied, maintained units and one unit requiring updates.
Key Highlights
- Five‑unit apartment property built in 1910
- Four units described as well maintained with solid tenant history
- One unit offers cosmetic updating potential
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
$63,898
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
8.75%
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%
$1,277,960
$1.3M
Cap Rate 7%
$912,829
$912.8K
Cap Rate 9%
$709,978
$710.0K
Market Conditions
NOI Build-Up for 4,842 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
$124.9K $25.80/SF
− Vacancy
−$8.7K −$1.81/SF
EGI
$116.2K $23.99/SF
− OpEx
−$52.3K −$10.80/SF
NOI
$63.9K $13.20/SF
Area
New Bedford, MA
Vacancy
7.00%
Lease Rate
$25.80 /SF/Yr
Expense Ratio
45.00%
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%
$1,277,960
Cap Rate 7%
$912,829
Cap Rate 9%
$709,978
Alternative Uses
Best Use
Apartment 5plus
$912.8K
$798.7K – $1.06M
NOI $63,898 @ 7.0% cap · market cap 8.75%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.43M
$1.25M – $1.67M
NOI $99,939 @ 7.0% cap · market cap 13.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
5
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
559
Businesses Nearby
Explore this area
Business Placement
Demographics for 02744, MA
13,055
Population
5,609
Households
2.3
Avg Household Size
35
Median Age
13%
College-Educated
72%
High-School Grad
1.3 sq mi
ZIP Area
10,042
Density / Sq Mi
$54,841
Median Household Income
$36,799
Median Earnings
$1,133
Median Rent
$344,800
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?
Apartment building - The property combines spacious floor plans, separately metered utilities, and vinyl siding in New Bedford’s South End.
Where is this apartment building located?
The property is located at 52 Ashley St New Bedford, MA.
What is the asking price?
The asking price for this property is $729,900.
What are key features of this property?
This property features: Five‑unit apartment property built in 1910; Four units described as well maintained with solid tenant history; One unit offers cosmetic updating potential
