Renovated Duplex with Off-Street
For Sale
$550,000
10 Carlisa Drive, Fall River, MA 02723
Two updated residential units provide practical layouts near local services, public transportation, and major regional routes.
Property Size1,464 SF
Price / SF$375.68
Days on Market12
Property Features for 10 Carlisa Drive
General Information
Standard status
Active
Size
1,464 SF
Property subtype
Multi-family
Site & Location
Highway Access
Yes
Public Transit
Yes
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Building Details
Year Built
1925
Buildings
1
Listing Agency:
Century 21 Limitless
Listed By:
Kyle Seyboth
(508) 867-2800
Source:
Miketoomeyrealestate
Added: Aug 9
Changed: Aug 19
Last Checked: Aug 19 at 10:39AM
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 Century 21 Limitless
Investment Insights
Based on property information with market context.
This renovated duplex contains two residential units within a 1,464-square-foot property. Each unit includes two bedrooms and one full bathroom, with layouts designed around abundant natural light from multiple windows. Off-street parking serves residents and guests, while the 1925 structure has been updated for current occupancy.
The property is located on Carlisa Drive in Fall River’s Flint neighborhood, near shopping, restaurants, schools, parks, medical facilities, and public transportation. Regional access includes I-195, Route 24, Route 79, and Route 138, connecting the property with Fall River and surrounding South Coast communities. Downtown Fall River, the waterfront, Battleship Cove, South Coast Marketplace, grocery stores, and recreational destinations are also within a short drive.
The property is located on Carlisa Drive in Fall River’s Flint neighborhood, near shopping, restaurants, schools, parks, medical facilities, and public transportation. Regional access includes I-195, Route 24, Route 79, and Route 138, connecting the property with Fall River and surrounding South Coast communities. Downtown Fall River, the waterfront, Battleship Cove, South Coast Marketplace, grocery stores, and recreational destinations are also within a short drive.
Key Highlights
- Renovated duplex with two residential units
- Each unit has 2 bedrooms and 1 full bathroom
- 1,464 square feet within a 1925 structure
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
$26,163
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
4.76%
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%
$523,260
$523.3K
Cap Rate 7%
$373,757
$373.8K
Cap Rate 9%
$290,700
$290.7K
Market Conditions
NOI Build-Up for 1,464 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
$40.4K $27.60/SF
− Vacancy
−$3.0K −$2.07/SF
EGI
$37.4K $25.53/SF
− OpEx
−$11.2K −$7.66/SF
NOI
$26.2K $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%
$523,260
Cap Rate 7%
$373,757
Cap Rate 9%
$290,700
Alternative Uses
Best Use
Multifamily LT 5
$373.8K
$327.0K – $436.1K
NOI $26,163 @ 7.0% cap · market cap 4.76%
Second Best
Apartment 5plus
$347.3K
$303.9K – $405.2K
NOI $24,314 @ 7.0% cap · market cap 4.42%
Theoretical Best
Office A
$891.6K
$780.1K – $1.04M
NOI $62,409 @ 7.0% cap · market cap 11.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,026
Businesses Nearby
Explore this area
Business Placement
Demographics for 02723, MA
16,084
Population
7,976
Households
2
Avg Household Size
38
Median Age
13%
College-Educated
74%
High-School Grad
1.6 sq mi
ZIP Area
10,053
Density / Sq Mi
$41,789
Median Household Income
$40,140
Median Earnings
$1,058
Median Rent
$312,900
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two updated residential units provide practical layouts near local services, public transportation, and major regional routes.
Where is this duplex located?
The property is located at 10 Carlisa Drive Fall River, MA.
What is the asking price?
The asking price for this property is $550,000.
What are key features of this property?
This property features: Renovated duplex with two residential units; Each unit has 2 bedrooms and 1 full bathroom; 1,464 square feet within a 1925 structure
