Two-Unit Colonial with Separate
For Sale
$699,900
Pending
541 Bedford St, East Bridgewater, MA 02333
Legal two-family property with updated interiors, flexible occupancy options, and a third-floor walk-up.
Property Size2,490 SF
Days on Market83
Property Features for 541 Bedford St
General Information
Standard status
Pending
Size
2,490 SF
Property subtype
Multi Family
Building Details
Year Built
1900
Listing Agency:
Trufant Real Estate
(781) 626-3487
Listed By:
Charlene Croall
(781) 626-3487
Source:
Lockandkeyre
Added: Jun 11
Changed: Aug 30
Last Checked: Aug 31 at 1:38PM
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 Trufant Real Estate
Investment Insights
Based on property information with market context.
This legal two-family Colonial combines established residential character with distinct living spaces. The first-floor unit has two bedrooms, refinished hardwood flooring, and an updated kitchen with butcher block counters and a double sink. Upstairs, the second unit provides three bedrooms, a living room with hardwood floors, and its own kitchen. Separate utilities support independent household use, while a gas heat conversion completed in 2019, on-demand hot water, and MassSave insulation add to the property’s infrastructure. The third-floor walk-up offers additional unfinished space for future planning.
The exterior includes a large yard, garden area, and storage shed. The property is minutes from local amenities, MBTA Commuter Rail service, and BSU. Zoning may allow limited business use, subject to buyer due diligence.
The exterior includes a large yard, garden area, and storage shed. The property is minutes from local amenities, MBTA Commuter Rail service, and BSU. Zoning may allow limited business use, subject to buyer due diligence.
Key Highlights
- Legal two‑family Colonial with two distinct residential units
- 2,490 SF property built in 1900
- First‑floor unit includes 2 bedrooms, refinished hardwood floors, and updated kitchen
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
$42,082
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
6.01%
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%
$841,640
$841.6K
Cap Rate 7%
$601,171
$601.2K
Cap Rate 9%
$467,578
$467.6K
Market Conditions
NOI Build-Up for 2,490 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
$63.5K $25.50/SF
− Vacancy
−$3.4K −$1.36/SF
EGI
$60.1K $24.14/SF
− OpEx
−$18.0K −$7.24/SF
NOI
$42.1K $16.90/SF
Area
Plymouth County, MA
Vacancy
5.32%
Lease Rate
$25.50 /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%
$841,640
Cap Rate 7%
$601,171
Cap Rate 9%
$467,578
Alternative Uses
Best Use
Multifamily LT 5
$601.2K
$526.0K – $701.4K
NOI $42,082 @ 7.0% cap · market cap 6.01%
Second Best
Apartment 5plus
$554.1K
$484.8K – $646.4K
NOI $38,784 @ 7.0% cap · market cap 5.54%
Theoretical Best
Office A
$1.47M
$1.29M – $1.72M
NOI $103,185 @ 7.0% cap · market cap 14.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
109
Businesses Nearby
Explore this area
Business Placement
Demographics for 02333, MA
14,382
Population
5,165
Households
2.8
Avg Household Size
43
Median Age
34%
College-Educated
96%
High-School Grad
17.2 sq mi
ZIP Area
836
Density / Sq Mi
$128,679
Median Household Income
$53,850
Median Earnings
$1,566
Median Rent
$474,000
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 - Legal two-family property with updated interiors, flexible occupancy options, and a third-floor walk-up.
Where is this duplex located?
The property is located at 541 Bedford St East Bridgewater, MA.
What is the asking price?
The asking price for this property is $699,900.
What are key features of this property?
This property features: Legal two‑family Colonial with two distinct residential units; 2,490 SF property built in 1900; First‑floor unit includes 2 bedrooms, refinished hardwood floors, and updated kitchen
