Renovated Triplex with Harbor
For Sale
$724,900
118 Maple St, Fall River, MA 02720
Renovated three-family property with coin-operated laundry, driveway parking, and access to commuter and recreational destinations.
Property Size3,764 SF
Days on Market172
Property Features for 118 Maple St
General Information
Standard status
Active
Size
3,764 SF
Total Parking Spaces
6
Property subtype
3 Family
Site & Location
Highway Access
Yes
Public Transit
Yes
Additional Details
Multifamily Units
3
Taxes and HOA fees
Annual Taxes
$6,896
Amenities
coin-operated laundry
Building Details
Building Size
3,764 SF
Year Built
1900
Listing Agency:
Lamacchia Realty, Inc.
(774) 476-2494
Listed By:
Jendel Oliveira
Source:
Allisonmazer
Added: Mar 2
Changed: Aug 11
Last Checked: Aug 20 at 12:40PM
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 Lamacchia Realty, Inc.
Investment Insights
Based on property information with market context.
This 1900-built triplex in Fall River has undergone renovations while retaining its three-family configuration. The property includes coin-operated laundry, a spacious driveway accommodating up to six vehicles, and additional street parking. Harbor views add a distinctive setting to the residential asset.
Located in the Lower Highlands neighborhood, the property offers access to walking and biking trails, parks, the boardwalk, major highways, and the train station. Its established residential layout and on-site parking features provide practical functionality for a multifamily property in an urban setting.
Located in the Lower Highlands neighborhood, the property offers access to walking and biking trails, parks, the boardwalk, major highways, and the train station. Its established residential layout and on-site parking features provide practical functionality for a multifamily property in an urban setting.
Key Highlights
- Renovated triplex with three‑family configuration
- Harbor views from the property
- Coin‑operated laundry
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
$62,513
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
8.62%
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%
$1,250,260
$1.3M
Cap Rate 7%
$893,043
$893.0K
Cap Rate 9%
$694,589
$694.6K
Market Conditions
NOI Build-Up for 3,764 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
$122.0K $32.40/SF
− Vacancy
−$8.3K −$2.20/SF
EGI
$113.7K $30.20/SF
− OpEx
−$51.1K −$13.59/SF
NOI
$62.5K $16.61/SF
Area
Bristol County, MA
Vacancy
6.80%
Lease Rate
$32.40 /SF/Yr
Expense Ratio
45.00%
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%
$1,250,260
Cap Rate 7%
$893,043
Cap Rate 9%
$694,589
Alternative Uses
Best Use
Multifamily LT 5
$960.9K
$840.8K – $1.12M
NOI $67,266 @ 7.0% cap · market cap 9.28%
Second Best
Apartment 5plus
$893.0K
$781.4K – $1.04M
NOI $62,513 @ 7.0% cap · market cap 8.62%
Theoretical Best
Office A
$2.29M
$2.01M – $2.67M
NOI $160,455 @ 7.0% cap · market cap 22.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,706
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
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Frequently Asked Questions
What type of property is this?
Triplex - Renovated three-family property with coin-operated laundry, driveway parking, and access to commuter and recreational destinations.
Where is this triplex located?
The property is located at 118 Maple St Fall River, MA.
What is the asking price?
The asking price for this property is $724,900.
What are key features of this property?
This property features: Renovated triplex with three‑family configuration; Harbor views from the property; Coin‑operated laundry
