Three-Family Income
For Sale
$689,900
Pending
58 Tuttle St, Fall River, MA 02724
Three well-kept units include two 3-bedroom apartments and one 2-bedroom unit with separate utilities and off-street parking.
Property Size3,078 SF
Days on Market44
Property Features for 58 Tuttle St
General Information
Standard status
Pending
Size
3,078 SF
Property subtype
Investment
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Additional Details
Multifamily Units
3
Taxes and HOA fees
Annual Taxes
$5,023
Building Details
Building Size
3,078 SF
Year Built
1900
Stories
3
Units
3
Tenancy
Multi
Listing Agency:
RE/MAX Vantage
(508) 951-4104
Listed By:
Team ROSO
(508) 951-4104
Source:
Elliman
Added: Jul 8
Changed: Aug 19
Last Checked: Aug 18 at 7:57AM
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 RE/MAX Vantage
Investment Insights
Based on property information with market context.
This well-kept three-family residence includes two 3-bedroom units and one 2-bedroom unit. The property is described as having numerous updates, separate utilities for each unit plus a house meter, and approximate roof and window ages of 12 years. Additional features include vinyl siding, two sets of washer/dryer hookups in the basement, and a fenced backyard on three sides, along with off-street parking.
The home is located on a quiet side street in Fall River’s South End, directly behind Good Shepherd Parish. The 2nd floor unit is noted as vacant, providing immediate occupancy options depending on buyer plans. The area is described as convenient to shopping, highways, and public transportation, with walk and bike scores provided and transit score noted as moderate.
The home is located on a quiet side street in Fall River’s South End, directly behind Good Shepherd Parish. The 2nd floor unit is noted as vacant, providing immediate occupancy options depending on buyer plans. The area is described as convenient to shopping, highways, and public transportation, with walk and bike scores provided and transit score noted as moderate.
Key Highlights
- Well‑kept 3‑family built in 1900 with two 3‑bedroom units and one 2‑bedroom unit
- Separate utilities for each unit plus a house meter
- Roof and windows are approximately 12 years old
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
Property Profile
Current Use
Lease Details
3
Residential units
Multi-tenant
Tenancy
Yes
Fenced yard
Yes
Highway access
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
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 well-kept units include two 3-bedroom apartments and one 2-bedroom unit with separate utilities and off-street parking.
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: Well‑kept 3‑family built in 1900 with two 3‑bedroom units and one 2‑bedroom unit; Separate utilities for each unit plus a house meter; Roof and windows are approximately 12 years old
