Mixed-Use Property with
For Sale
$519,900
66 Rockdale Ave, New Bedford, MA 02740
Operating salon with two full bathrooms, paved parking, and a flexible floor plan.
Property Size2,934 SF
Price / SF$177.20
Days on Market98
Property Features for 66 Rockdale Ave
General Information
Standard status
Active
Size
2,934 SF
Total Parking Spaces
12
Property subtype
Multi-Family
Zoning
MUB
Taxes and HOA fees
Annual Taxes
$10
Amenities
two full bathrooms
Building Details
Building Size
2,934 SF
Year Built
1925
Stories
2
Listing Agency:
LPT Realty - Home & Key Group
(833) 668-4649
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: May 29
Changed: Sep 3
Last Checked: Sep 2 at 2:47PM
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 LPT Realty - Home & Key Group
Investment Insights
Based on property information with market context.
Built in 1925, this 2,934-square-foot mixed-use property is currently configured for a beauty salon. The interior includes two full bathrooms and a flexible layout that can support continued salon operations or other commercial configurations. A paved parking lot provides approximately 15 parking spaces.
Located at 66 Rockdale Ave in New Bedford’s South End, the property carries MUB zoning. The existing setup may also accommodate professional office or retail uses, while any residential conversion or alternate use remains subject to local zoning and required approvals.
Located at 66 Rockdale Ave in New Bedford’s South End, the property carries MUB zoning. The existing setup may also accommodate professional office or retail uses, while any residential conversion or alternate use remains subject to local zoning and required approvals.
Key Highlights
- 2,934‑square‑foot mixed‑use property built in 1925
- Currently operating as a beauty salon
- Two full bathrooms and flexible interior layout
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
$38,047
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
7.32%
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%
$760,940
$760.9K
Cap Rate 7%
$543,529
$543.5K
Cap Rate 9%
$422,744
$422.7K
Market Conditions
NOI Build-Up for 2,934 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
$66.9K $22.80/SF
− Vacancy
−$6.0K −$2.05/SF
EGI
$60.9K $20.75/SF
− OpEx
−$22.8K −$7.78/SF
NOI
$38.0K $12.97/SF
Area
New Bedford, MA
Vacancy
9.00%
Lease Rate
$22.80 /SF/Yr
Expense Ratio
37.50%
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%
$760,940
Cap Rate 7%
$543,529
Cap Rate 9%
$422,744
Alternative Uses
Best Use
Mixed Use
$543.5K
$475.6K – $634.1K
NOI $38,047 @ 7.0% cap · market cap 7.32%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$865.1K
$757.0K – $1.01M
NOI $60,558 @ 7.0% cap · market cap 11.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
706
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Operating salon with two full bathrooms, paved parking, and a flexible floor plan.
Where is this mixed-use property located?
The property is located at 66 Rockdale Ave New Bedford, MA.
What is the asking price?
The asking price for this property is $519,900.
What are key features of this property?
This property features: 2,934‑square‑foot mixed‑use property built in 1925; Currently operating as a beauty salon; Two full bathrooms and flexible interior layout
