Renovated Six-Unit Apartment
For Sale
$749,000
86 Beetle Street, New Bedford, MA 02746
Fully occupied multifamily property with renovated interiors, updated building systems, basement laundry, and off-street parking.
Property Size4,599 SF
Price / SF$162.86
Days on Market14
Property Features for 86 Beetle Street
General Information
Standard status
Active
Size
4,599 SF
Property subtype
Multi-family
Occupancy
100%
Site & Location
Highway Access
Yes
Public Transit
Yes
Units
Unit Mix
6 x 2BR/1BA
Multifamily Units
6
Amenities
coin-operated laundry
driveway for off-street parking
small yard
Building Details
Year Built
1903
Year Renovated
2021
Listing Agency:
Rosen Property Management,Inc.
Listed By:
Becky Lynn Rosen
(508) 673-7900
Source:
Residentialproperties
Added: Sep 14
Changed: Sep 26
Last Checked: Sep 26 at 9:39AM
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 Rosen Property Management,Inc.
Investment Insights
Based on property information with market context.
Built in 1903, this 4,599-square-foot apartment building contains six residential units, each with two bedrooms and one bathroom, for a total of 12 bedrooms and 6 baths. All units are occupied, and the property includes coin-operated laundry in the basement, a driveway for off-street parking, and a small yard.
A substantial renovation completed in 2021 addressed plumbing, electrical, and heating systems while also upgrading kitchens, bathrooms, countertops, flooring, and interior finishes. The roof was replaced in 2020. Located at 86 Beetle St in New Bedford, the property offers access to major highways, public transportation, shopping, restaurants, schools, medical facilities, and downtown New Bedford. Showings require a minimum of 48 hours' notice.
A substantial renovation completed in 2021 addressed plumbing, electrical, and heating systems while also upgrading kitchens, bathrooms, countertops, flooring, and interior finishes. The roof was replaced in 2020. Located at 86 Beetle St in New Bedford, the property offers access to major highways, public transportation, shopping, restaurants, schools, medical facilities, and downtown New Bedford. Showings require a minimum of 48 hours' notice.
Key Highlights
- Six 2‑bedroom, 1‑bath units totaling 12 bedrooms and 6 baths
- Fully occupied property with tenants in place
- 4,599 square feet on a 1903‑built property
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
$60,692
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
8.10%
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%
$1,213,840
$1.2M
Cap Rate 7%
$867,029
$867.0K
Cap Rate 9%
$674,356
$674.4K
Market Conditions
NOI Build-Up for 4,599 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
$118.7K $25.80/SF
− Vacancy
−$8.3K −$1.81/SF
EGI
$110.3K $23.99/SF
− OpEx
−$49.7K −$10.80/SF
NOI
$60.7K $13.20/SF
Area
New Bedford, MA
Vacancy
7.00%
Lease Rate
$25.80 /SF/Yr
Expense Ratio
45.00%
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%
$1,213,840
Cap Rate 7%
$867,029
Cap Rate 9%
$674,356
Alternative Uses
Best Use
Apartment 5plus
$867.0K
$758.7K – $1.01M
NOI $60,692 @ 7.0% cap · market cap 8.10%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.36M
$1.19M – $1.58M
NOI $94,923 @ 7.0% cap · market cap 12.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
6
Residential units
100%
Occupancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
931
Businesses Nearby
Explore this area
Business Placement
Demographics for 02746, MA
17,355
Population
7,640
Households
2.3
Avg Household Size
33
Median Age
10%
College-Educated
67%
High-School Grad
2.8 sq mi
ZIP Area
6,198
Density / Sq Mi
$41,023
Median Household Income
$33,472
Median Earnings
$1,100
Median Rent
$324,400
Median Home Value
Check the figures for this property
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?
Apartment building - Fully occupied multifamily property with renovated interiors, updated building systems, basement laundry, and off-street parking.
Where is this apartment building located?
The property is located at 86 Beetle Street New Bedford, MA.
What is the asking price?
The asking price for this property is $749,000.
What are key features of this property?
This property features: Six 2‑bedroom, 1‑bath units totaling 12 bedrooms and 6 baths; Fully occupied property with tenants in place; 4,599 square feet on a 1903‑built property
