Commercial Building Behind Train
For Sale
$999,999
820 North Main Street, Fall River, MA 02720
Versatile commercial building offering substantial indoor space with high pedestrian activity near the train station area.
Property Size4,070 SF
Price / SF$245.70
Days on Market48
Property Features for 820 North Main Street
General Information
Standard status
Active
Size
4,070 SF
Zoning
B-L
Taxes and HOA fees
Annual Taxes
$9,777
Building Details
Building Size
4,070 SF
Year Built
1930
Listing Agency:
First Choice Patenaude R.E.
(508) 675-0642
Listed By:
Karen Charette · License #9501260
Source:
413realestate
Added: Jul 4
Changed: Aug 14
Last Checked: Aug 20 at 4:34AM
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 First Choice Patenaude R.E.
Investment Insights
Based on property information with market context.
This prime commercial building is located directly behind the train station and offers 4,070 square feet of versatile space designed to support a wide range of uses. The offering is positioned among cultural landmarks and thriving businesses, with high foot traffic in the immediate area.
The property is around the block from the Battleship Cove and the waterfront, providing strong walk-by visibility and pedestrian presence. The layout and environment are presented as suitable for many tenant types, including medical, dental, legal, spa, nail salon, florist, studio, or other ventures of your choice.
For-sale availability makes this a straightforward acquisition opportunity for an owner-operator or investor seeking a centrally situated commercial building with pedestrian traffic considerations as part of the positioning.
The property is around the block from the Battleship Cove and the waterfront, providing strong walk-by visibility and pedestrian presence. The layout and environment are presented as suitable for many tenant types, including medical, dental, legal, spa, nail salon, florist, studio, or other ventures of your choice.
For-sale availability makes this a straightforward acquisition opportunity for an owner-operator or investor seeking a centrally situated commercial building with pedestrian traffic considerations as part of the positioning.
Key Highlights
- Commercial building built in 1930 offering 4,070 SF of versatile indoor space
- Located directly behind the train station area
- High foot traffic with pedestrian activity around the block
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
$83,590
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
8.36%
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%
$1,671,800
$1.7M
Cap Rate 7%
$1,194,143
$1.2M
Cap Rate 9%
$928,778
$928.8K
Market Conditions
NOI Build-Up for 4,070 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
$122.1K $30.00/SF
− Vacancy
−$2.7K −$0.66/SF
EGI
$119.4K $29.34/SF
− OpEx
−$35.8K −$8.80/SF
NOI
$83.6K $20.54/SF
Area
Bristol County, MA
Vacancy
2.20%
Lease Rate
$30.00 /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%
$1,671,800
Cap Rate 7%
$1,194,143
Cap Rate 9%
$928,778
Alternative Uses
Best Use
Retail
$1.19M
$1.04M – $1.39M
NOI $83,590 @ 7.0% cap · market cap 8.36%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.48M
$2.17M – $2.89M
NOI $173,499 @ 7.0% cap · market cap 17.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,474
Businesses Nearby
34k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 66%
Shops & Services 34%
Dunkin' Donuts
Dining
10,494 visits/mo
0.2 miles
Family Dollar
Shops & Services
8,145 visits/mo
0.1 miles
D'Angelo Grilled Sandwiches
Dining
4,644 visits/mo
0.2 miles
AutoZone
Shops & Services
3,632 visits/mo
0.1 miles
Burger King
Dining
3,619 visits/mo
0.2 miles
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 Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Versatile commercial building offering substantial indoor space with high pedestrian activity near the train station area.
Where is this storefront property located?
The property is located at 820 North Main Street Fall River, MA.
What is the asking price?
The asking price for this property is $999,999.
What are key features of this property?
This property features: Commercial building built in 1930 offering 4,070 SF of versatile indoor space; Located directly behind the train station area; High foot traffic with pedestrian activity around the block
