Strong value-add commercial asset in the heart of downtown New Bedford. This two-unit property offers immediate income plus upside potential. Unit 1 is occupied by Fall River Pawn Brokers, delivering a 7.8% cap rate with consistent cash flow. Unit 2 is a office suite (formerly a law firm) featuring a reception area, seven offices/conference rooms, half bath, and central HVAC—ready for lease-up or owner-user occupancy. Both units are separately metered for electric, gas, and water providing operational efficiency. With lease-up of the vacant unit, investors can achieve an estimated 12% cap rate. Ideal opportunity for investors seeking cash flow with upside in a high-traffic, high-demand downtown location.