Renovated Quadplex with
For Sale
$895,000
539-541 North Front Street, New Bedford, MA 02745
Updated kitchens and baths complement a finished fourth-floor area and off-street parking.
Property Size4,118 SF
Days on Market92
Property Features for 539-541 North Front Street
General Information
Standard status
Active
Size
4,118 SF
Total Parking Spaces
5
Property subtype
4 Family - 4 Units Up/Down
Units
Unit Mix
2 x 4BR/1BA, 2 x 1BR/1BA
Multifamily Units
4
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$6,237
Building Details
Building Size
4,118 SF
Year Built
2022
Year Renovated
2022
Stories
4
Listing Agency:
Block Realty
(774) 808-1091
Listed By:
Niko Stafford · License #9555394
Source:
Allisonmazer
Added: May 21
Changed: Aug 20
Last Checked: Aug 20 at 12:07PM
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 Block Realty
Investment Insights
Based on property information with market context.
Located at 539-541 North Front Street in New Bedford, this quadplex was built and fully renovated in 2022. The property contains two 4 bed/1 bath apartments on the first and second floors, along with two 1 bed/1 bath apartments on the third floor. Updated kitchens, baths, and contemporary finishes are incorporated throughout the residential units.
A finished fourth-floor area with an additional bathroom provides space for storage, office use, or other extended needs. Five off-street parking spaces serve the property. The location offers access to highways, shopping, restaurants, and commuter routes in New Bedford.
A finished fourth-floor area with an additional bathroom provides space for storage, office use, or other extended needs. Five off-street parking spaces serve the property. The location offers access to highways, shopping, restaurants, and commuter routes in New Bedford.
Key Highlights
- Two 4 bed/1 bath units occupy the 1st and 2nd floors
- Two 1 bed/1 bath units are located on the 3rd floor
- Built and fully renovated in 2022
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
$59,194
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
6.61%
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%
$1,183,880
$1.2M
Cap Rate 7%
$845,629
$845.6K
Cap Rate 9%
$657,711
$657.7K
Market Conditions
NOI Build-Up for 4,118 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
$91.4K $22.20/SF
− Vacancy
−$6.9K −$1.67/SF
EGI
$84.6K $20.54/SF
− OpEx
−$25.4K −$6.16/SF
NOI
$59.2K $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%
$1,183,880
Cap Rate 7%
$845,629
Cap Rate 9%
$657,711
Alternative Uses
Best Use
Multifamily LT 5
$845.6K
$739.9K – $986.6K
NOI $59,194 @ 7.0% cap · market cap 6.61%
Second Best
Apartment 5plus
$776.3K
$679.3K – $905.7K
NOI $54,344 @ 7.0% cap · market cap 6.07%
Theoretical Best
Office A
$1.21M
$1.06M – $1.42M
NOI $84,996 @ 7.0% cap · market cap 9.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
957
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
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - Updated kitchens and baths complement a finished fourth-floor area and off-street parking.
Where is this quadplex located?
The property is located at 539-541 North Front Street New Bedford, MA.
What is the asking price?
The asking price for this property is $895,000.
What are key features of this property?
This property features: Two 4 bed/1 bath units occupy the 1st and 2nd floors; Two 1 bed/1 bath units are located on the 3rd floor; Built and fully renovated in 2022
