Mixed-Use Property with
For Sale
$1,100,000
123 Family Dr, Fall River, MA 02721
Seven residential units include six two-bedroom apartments and a separate studio, alongside retail and office space.
Property Size7,819 SF
Price / SF$140.68
Days on Market135
Property Features for 123 Family Dr
General Information
Standard status
Active
Size
7,819 SF
Property subtype
Residential Income
Units
Unit Mix
6 x 2BR, 1 x studio
Multifamily Units
7
Office Units
1
Taxes and HOA fees
Annual Taxes
$10,082
Building Details
Tenancy
Multi
Listing Agency:
revolv Real Estate
(508) 493-2829
Listed By:
Jade Garcia · License #9582434
(508) 493-2829
Source:
Exprealty
Added: Apr 8
Changed: Aug 20
Last Checked: Aug 20 at 12:10PM
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 revolv Real Estate
Investment Insights
Based on property information with market context.
This mixed-use property includes seven residential units, comprising six two-bedroom apartments and a private studio located in a separate rear structure. The property also features a corner retail storefront and an additional office space that is currently rented.
The asset occupies a corner lot and combines residential, retail, and office components within one property. Potential exists for a curb cut and off-street parking, subject to buyer due diligence. The property is located at 123 Family Dr in Fall River, Massachusetts.
The asset occupies a corner lot and combines residential, retail, and office components within one property. Potential exists for a curb cut and off-street parking, subject to buyer due diligence. The property is located at 123 Family Dr in Fall River, Massachusetts.
Key Highlights
- Seven residential units: six two‑bedroom apartments and one separate studio
- Private studio located in a detached rear structure
- Corner retail storefront included
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
$92,362
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
8.40%
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%
$1,847,240
$1.8M
Cap Rate 7%
$1,319,457
$1.3M
Cap Rate 9%
$1,026,244
$1.0M
Market Conditions
NOI Build-Up for 7,819 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
$164.2K $21.00/SF
− Vacancy
−$16.4K −$2.10/SF
EGI
$147.8K $18.90/SF
− OpEx
−$55.4K −$7.09/SF
NOI
$92.4K $11.81/SF
Area
Bristol County, MA
Vacancy
10.00%
Lease Rate
$21.00 /SF/Yr
Expense Ratio
37.50%
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%
$1,847,240
Cap Rate 7%
$1,319,457
Cap Rate 9%
$1,026,244
Alternative Uses
Best Use
Retail
$2.29M
$2.01M – $2.68M
NOI $160,587 @ 7.0% cap · market cap 14.60%
Second Best
Apartment 5plus
$1.86M
$1.62M – $2.16M
NOI $129,860 @ 7.0% cap · market cap 11.81%
Theoretical Best
Office A
$4.76M
$4.17M – $5.56M
NOI $333,315 @ 7.0% cap · market cap 30.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Office units
7
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
480
Businesses Nearby
Explore this area
Business Placement
Demographics for 02721, MA
28,075
Population
12,358
Households
2.3
Avg Household Size
38
Median Age
15%
College-Educated
73%
High-School Grad
4.0 sq mi
ZIP Area
7,019
Density / Sq Mi
$50,666
Median Household Income
$40,315
Median Earnings
$1,010
Median Rent
$362,800
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?
Mixed-use property - Seven residential units include six two-bedroom apartments and a separate studio, alongside retail and office space.
Where is this mixed-use property located?
The property is located at 123 Family Dr Fall River, MA.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: Seven residential units: six two‑bedroom apartments and one separate studio; Private studio located in a detached rear structure; Corner retail storefront included
