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    91 Cove St, New Bedford, MA 02744

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    Converted in 2023, this facility offers significant growth potential.

    Type:INDUSTRIAL
    Property size:
    91,858 SF
    Added:
    Apr 28, 2026
    Days on Market:
    26
    Last Refresh:
    May 8 at 3:34 am

    Property Features for 91 Cove St

    General Information

    Standard status
    Active
    Size
    91,858 SF
    Property subtype
    INDUSTRIAL

    We can help!

    Listing Contact
    Austin McLeod
    Austin McLeod

    Listing agent Austin McLeod

    Listing office Matthews Real Estate Investment Services | Dallas

    Listing date Apr 28, 2026

    Source Moodyscre

    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 Matthews Real Estate Investment Services | Dallas

    HighLights

    • Significant potential to increase rental rates (over 20%) due to below‑market pricing.
    • High demand due to limited self‑storage supply (5.03 sq ft/capita in 3‑mile radius).
    • Strong population density (85,000+ in 3‑mile radius) and high percentage of renters.
    • Climate‑controlled facility, converted in 2023, totaling ±91,858 NRSF.
    • Solar lease generates $57k annual income with 1.9% annual increases.
    • Potential for further expansion with approximately 60k gross SF available for conversion.

    Overview

    This is a climate-controlled storage facility with approximately 91,858 net rentable square feet. Converted in 2023, the property is located in an area with a strong population density, with over 85,000 people living within a 3-mile radius and 131,000 people within a 5-mile radius. The area has limited self-storage supply, with 5.03 square feet per capita in a 3-mile radius and 8.35 square feet per capita in a 5-mile radius. A significant percentage of renters occupy the surrounding area, with 73.84% within a 1-mile radius, 56.98% within a 3-mile radius, and 53.39% within a 5-mile radius. There is potential to increase rental rates, which are currently below market value, by over 20%. The property also benefits from a solar lease that pays $57,000 per year, with annual increases of 1.9%. Approximately 11 years remain on the term. There is approximately 60,000 gross square feet that can be further converted. Over $200 million is in the residential development pipeline within a 5-mile radius.
    Location Intelligence

    Current Use by Public Records

    Self storage facilities

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Daycare Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    New Bedford
    County
    Bristol
    State
    Massachusetts
    Longitude
    -70.9175439
    Latitude
    41.616853

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    FAQs

    What type of property is this?
    Self storage facility - Converted in 2023, this facility offers significant growth potential.
    Where is this self storage facility located?
    The property is located at 91 Cove St New Bedford, MA.
    What are key features of this property?
    This property features: Significant potential to increase rental rates (over 20%) due to below‑market pricing.; High demand due to limited self‑storage supply (5.03 sq ft/capita in 3‑mile radius).; Strong population density (85,000+ in 3‑mile radius) and high percentage of renters.
    (678) 576-1780 Call to check price and availability
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing Austin McLeod
    Austin McLeod
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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