Vacant Three-Unit
For Sale
$689,900
Pending
58 Tuttle St, Fall River, MA 02724
Residential Income, Fall River, MA
Property Size3,078 SF
Lot Size0.11 Acres
Days on Market70
Property Features for 58 Tuttle St
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
8
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 5, Bedroom 1, Bathroom 3, Bedroom 8, Bathroom 1, Bedroom 4, Bedroom 7, Bedroom 2, Bathroom 2, Bedroom 3, Bedroom 6
Parking
2
Directions
South Main to Dwelly to Tuttle. Directly behind Good Shepherd Parish.
Standard status
Pending
APN
M:0B16 B:0000 L:0025,2821368
Size
3,078 SF
Lot size
0.11 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
5023
Amenities
off-street parking
washer/dryer hookups
fenced yard
Building Details
Year built
1900
Floors in Building
3
Number of units
3
Listing Agency:
RE/MAX Vantage · RE/MAX International
(774) 992-0297
Listed By:
Eddie Lopez
(508) 999-4424
Added: Jul 7
Changed: Sep 12
Last Checked: Sep 14 at 7:06AM
MLS# 73545400
Copyright © 2026 MLS Property Information Network Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 3,078-square-foot triplex, built in 1900, will be delivered vacant and includes two three-bedroom apartments plus one two-bedroom apartment. The units have been maintained over time and feature separate utilities, along with a house meter. Recent property improvements include new electrical panels, vinyl siding, and roof and window replacements approximately 12 years ago.
The property occupies a side-street setting at 58 Tuttle Street, behind Good Shepherd Parish in Fall River’s South End. Shopping, highway access, and public transportation are nearby. Exterior amenities include a backyard enclosed on three sides and off-street parking. The basement also provides two washer/dryer hookup sets, adding practical support for the three-unit configuration.
The property occupies a side-street setting at 58 Tuttle Street, behind Good Shepherd Parish in Fall River’s South End. Shopping, highway access, and public transportation are nearby. Exterior amenities include a backyard enclosed on three sides and off-street parking. The basement also provides two washer/dryer hookup sets, adding practical support for the three-unit configuration.
Key Highlights
- Three‑unit layout with two 3‑bedroom apartments and one 2‑bedroom apartment
- 3,078 square feet on a 0.1132‑acre lot
- Delivered fully vacant
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
$55,007
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
7.97%
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%
$1,100,140
$1.1M
Cap Rate 7%
$785,814
$785.8K
Cap Rate 9%
$611,189
$611.2K
Market Conditions
NOI Build-Up for 3,078 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
$85.0K $27.60/SF
− Vacancy
−$6.4K −$2.07/SF
EGI
$78.6K $25.53/SF
− OpEx
−$23.6K −$7.66/SF
NOI
$55.0K $17.87/SF
Area
Bristol County, MA
Vacancy
7.50%
Lease Rate
$27.60 /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%
$1,100,140
Cap Rate 7%
$785,814
Cap Rate 9%
$611,189
Alternative Uses
Best Use
Multifamily LT 5
$785.8K
$687.6K – $916.8K
NOI $55,007 @ 7.0% cap · market cap 7.97%
Second Best
Apartment 5plus
$730.3K
$639.0K – $852.0K
NOI $51,120 @ 7.0% cap · market cap 7.41%
Theoretical Best
Office A
$1.87M
$1.64M – $2.19M
NOI $131,211 @ 7.0% cap · market cap 19.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
3
Residential units
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
836
Businesses Nearby
Explore this area
Business Placement
Demographics for 02724, MA
18,050
Population
8,808
Households
2
Avg Household Size
38
Median Age
15%
College-Educated
76%
High-School Grad
1.8 sq mi
ZIP Area
10,028
Density / Sq Mi
$49,809
Median Household Income
$42,334
Median Earnings
$1,105
Median Rent
$368,300
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Triplex - Three separate utility setups and basement laundry hookups support independent unit operations.
Where is this triplex located?
The property is located at 58 Tuttle St Fall River, MA.
What is the asking price?
The asking price for this property is $689,900.
What are key features of this property?
This property features: Three‑unit layout with two 3‑bedroom apartments and one 2‑bedroom apartment; 3,078 square feet on a 0.1132‑acre lot; Delivered fully vacant
