Duplex with
For Sale
$515,000
Pending
77 Fulton St, Fall River, MA 02720
MULTI_FAMILY - Fall River, MA
Property Size2,394 SF
Lot Size0.14 Acres
Days on Market86
Property Features for 77 Fulton St
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
G
Bedrooms
6
Bathrooms
3
Full bathrooms
2
Half bathrooms
1
Rooms
Bedroom 5, Bathroom 3, Bedroom 6, Bedroom 4, Bedroom 1, Bathroom 2, Bedroom 3, Bedroom 2, Bathroom 1
Parking
5
Fireplace
1
Directions
use GPS
Standard status
Pending
APN
M:0S16 B:0000 L:0014,2837031
Size
2,394 SF
Lot size
0.14 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
4423
Building Details
Year built
1925
Floors in Building
3
Number of units
2
Listing Agency:
Keller Williams South Watuppa · Keller Williams Realty
(508) 677-3233
Listed By:
Clifford Ponte · License #9554597
(508) 677-3233
Added: Jun 3
Changed: Aug 3
Last Checked: Aug 27 at 2:06AM
MLS# 73528922
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 two-family duplex at 77 Fulton St offers approximately 2,394 square feet of living space with 6 bedrooms and 2.5 bathrooms. Built in 1925, the home includes classic character and includes a fireplace. Off-street parking is available, along with a garage. The property sits on a 6,000+ square foot lot (0.1377 acres).
Located in Fall River’s North End, the property is positioned for everyday convenience with access to shopping, schools, public transportation, and major highways and local amenities.
The home is being sold as-is. It may suit owner-occupants or investors looking to generate rental income while offsetting expenses with rental revenue. Buyer and buyer’s agent are to perform their own due diligence.
Located in Fall River’s North End, the property is positioned for everyday convenience with access to shopping, schools, public transportation, and major highways and local amenities.
The home is being sold as-is. It may suit owner-occupants or investors looking to generate rental income while offsetting expenses with rental revenue. Buyer and buyer’s agent are to perform their own due diligence.
Key Highlights
- Approximately 2,394 SF two‑family duplex
- 6 bedrooms and 2.5 bathrooms
- Built in 1925
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
$42,783
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
8.31%
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%
$855,660
$855.7K
Cap Rate 7%
$611,186
$611.2K
Cap Rate 9%
$475,367
$475.4K
Market Conditions
NOI Build-Up for 2,394 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
$66.1K $27.60/SF
− Vacancy
−$5.0K −$2.07/SF
EGI
$61.1K $25.53/SF
− OpEx
−$18.3K −$7.66/SF
NOI
$42.8K $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%
$855,660
Cap Rate 7%
$611,186
Cap Rate 9%
$475,367
Alternative Uses
Best Use
Multifamily LT 5
$611.2K
$534.8K – $713.1K
NOI $42,783 @ 7.0% cap · market cap 8.31%
Second Best
Apartment 5plus
$568.0K
$497.0K – $662.7K
NOI $39,760 @ 7.0% cap · market cap 7.72%
Theoretical Best
Office A
$1.46M
$1.28M – $1.70M
NOI $102,053 @ 7.0% cap · market cap 19.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,002
Businesses Nearby
Explore this area
Business Placement
Demographics for 02720, MA
31,209
Population
14,940
Households
2.1
Avg Household Size
41
Median Age
21%
College-Educated
81%
High-School Grad
13.2 sq mi
ZIP Area
2,364
Density / Sq Mi
$62,907
Median Household Income
$45,199
Median Earnings
$1,177
Median Rent
$361,800
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two-family duplex with off-street parking, a garage, and a fireplace near shopping, schools, and public transportation.
Where is this duplex located?
The property is located at 77 Fulton St Fall River, MA.
What is the asking price?
The asking price for this property is $515,000.
What are key features of this property?
This property features: Approximately 2,394 SF two‑family duplex; 6 bedrooms and 2.5 bathrooms; Built in 1925
