Storefront Property with Loft
For Sale
$335,000
770 County St, New Bedford, MA 02740
Mixed-use storefront with open interior space, side access, rear parking, and a half bathroom.
Property Size1,948 SF
Days on Market12
Property Features for 770 County St
General Information
Standard status
Active
Size
1,948 SF
Property subtype
Commercial
Zoning
MUB
Building Details
Building Size
1,948 SF
Year Built
1948
Listing Agency:
IVerty Realty, LLC
Listed By:
Mela Dieujuste
(413) 786-0584
Source:
Iverty
Added: Sep 16
Changed: Sep 26
Last Checked: Sep 26 at 8:56AM
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 IVerty Realty, LLC
Investment Insights
Based on property information with market context.
This storefront property was built in 1948 and is currently identified for general retail use within a Mixed Use Business (MUB) designation. The interior includes an open area, a half bathroom with sink and toilet, side access, and storage space in an upstairs loft. The basement is a crawl space.
A small rear lot provides parking, and the property uses a shared driveway. The existing business is operational and is not included in the sale; access and inquiries should be coordinated without entering the premises or interrupting staff. Any conversion to residential use or another business category would require confirmation with the City. The property is sold as-is, with buyer due diligence required.
A small rear lot provides parking, and the property uses a shared driveway. The existing business is operational and is not included in the sale; access and inquiries should be coordinated without entering the premises or interrupting staff. Any conversion to residential use or another business category would require confirmation with the City. The property is sold as-is, with buyer due diligence required.
Key Highlights
- Mixed Use Business (MUB) zoning designation
- 1948 construction with an upstairs loft storage area
- Open interior area with a half bathroom, sink, and toilet
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
$26,345
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
7.86%
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%
$526,900
$526.9K
Cap Rate 7%
$376,357
$376.4K
Cap Rate 9%
$292,722
$292.7K
Market Conditions
NOI Build-Up for 1,948 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
$40.9K $21.00/SF
− Vacancy
−$3.3K −$1.68/SF
EGI
$37.6K $19.32/SF
− OpEx
−$11.3K −$5.80/SF
NOI
$26.3K $13.52/SF
Area
New Bedford, MA
Vacancy
8.00%
Lease Rate
$21.00 /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%
$526,900
Cap Rate 7%
$376,357
Cap Rate 9%
$292,722
Alternative Uses
Best Use
Retail
$376.4K
$329.3K – $439.1K
NOI $26,345 @ 7.0% cap · market cap 7.86%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$574.4K
$502.6K – $670.1K
NOI $40,207 @ 7.0% cap · market cap 12.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
708
Businesses Nearby
11k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 89%
Shops & Services 7%
Apparel 5%
Dunkin' Donuts
Dining
9,470 visits/mo
0.2 miles
Safelite AutoGlass
Shops & Services
717 visits/mo
0.5 miles
CW Price
Apparel
508 visits/mo
0.2 miles
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Northeast region
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Frequently Asked Questions
What type of property is this?
Storefront property - Mixed-use storefront with open interior space, side access, rear parking, and a half bathroom.
Where is this storefront property located?
The property is located at 770 County St New Bedford, MA.
What is the asking price?
The asking price for this property is $335,000.
What are key features of this property?
This property features: Mixed Use Business (MUB) zoning designation; 1948 construction with an upstairs loft storage area; Open interior area with a half bathroom, sink, and toilet
