Turnkey Three-Unit Residential
For Sale
$759,900
Pending
77 Dartmouth St, New Bedford, MA 02740
Three 3-bedroom units with recent major updates, plus a gutted basement with a legal bathroom for potential additional housing.
Property Size3,641 SF
Days on Market107
Property Features for 77 Dartmouth St
General Information
Standard status
Pending
Size
3,641 SF
Total Parking Spaces
4
Property subtype
3 Family
Additional Details
Multifamily Units
3
Building Details
Building Size
3,641 SF
Year Built
1882
Stories
3
Tenancy
Multi
Listing Agency:
Real Broker MA, LLC
(413) 273-1381
Listed By:
Team ROVI
(413) 213-3472
Source:
Iverty
Added: Jun 1
Changed: Sep 14
Last Checked: Sep 14 at 8:22AM
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 Real Broker MA, LLC
Investment Insights
Based on property information with market context.
This turnkey, income-producing three-unit residential building offers three separate 3-bedroom units. The second-floor layout includes two full baths. Recent improvements over the past five years include 44 new windows, a new roof, new boilers for the first and second floors, three new water heaters, and full renovations to the 1st, 2nd, and 3rd floors.
The property includes a 4-car driveway and a spacious backyard. A standout feature is the gutted basement, which includes a legal bathroom and is presented with plans in the photos as a possible fourth unit.
For tenants, this configuration supports straightforward, multi-unit living with multiple full-bath options on the upper floor. For an owner-occupant or investor, the building’s current income profile includes the 1st floor leased through December and the 3rd floor leased through December, while the 2nd floor will be delivered vacant at the listed market rent, enabling an immediate market-rate opportunity or owner use. The property is being marketed as ready to rent following the recent updates.
The property includes a 4-car driveway and a spacious backyard. A standout feature is the gutted basement, which includes a legal bathroom and is presented with plans in the photos as a possible fourth unit.
For tenants, this configuration supports straightforward, multi-unit living with multiple full-bath options on the upper floor. For an owner-occupant or investor, the building’s current income profile includes the 1st floor leased through December and the 3rd floor leased through December, while the 2nd floor will be delivered vacant at the listed market rent, enabling an immediate market-rate opportunity or owner use. The property is being marketed as ready to rent following the recent updates.
Key Highlights
- Expansive multi‑unit property built in 1882 featuring three 3‑bedroom units
- Recent major updates in the last 5 years: 44 new windows, new roof, new boilers (1st & 2nd floors), and three new water heaters
- Full renovations to the 1st, 2nd, and 3rd floors, with the 2nd floor delivered vacant at $2,200
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
$52,338
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
6.89%
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%
$1,046,760
$1.0M
Cap Rate 7%
$747,686
$747.7K
Cap Rate 9%
$581,533
$581.5K
Market Conditions
NOI Build-Up for 3,641 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
$80.8K $22.20/SF
− Vacancy
−$6.1K −$1.67/SF
EGI
$74.8K $20.54/SF
− OpEx
−$22.4K −$6.16/SF
NOI
$52.3K $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%
$1,046,760
Cap Rate 7%
$747,686
Cap Rate 9%
$581,533
Alternative Uses
Best Use
Multifamily LT 5
$747.7K
$654.2K – $872.3K
NOI $52,338 @ 7.0% cap · market cap 6.89%
Second Best
Apartment 5plus
$686.4K
$600.6K – $800.8K
NOI $48,049 @ 7.0% cap · market cap 6.32%
Theoretical Best
Office A
$1.07M
$939.4K – $1.25M
NOI $75,150 @ 7.0% cap · market cap 9.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
3
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,567
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Triplex - Three 3-bedroom units with recent major updates, plus a gutted basement with a legal bathroom for potential additional housing.
Where is this triplex located?
The property is located at 77 Dartmouth St New Bedford, MA.
What is the asking price?
The asking price for this property is $759,900.
What are key features of this property?
This property features: Expansive multi‑unit property built in 1882 featuring three 3‑bedroom units; Recent major updates in the last 5 years: 44 new windows, new roof, new boilers (1st & 2nd floors), and three new water heaters; Full renovations to the 1st, 2nd, and 3rd floors, with the 2nd floor delivered vacant at $2,200
