Updated 4-Family Residential
For Sale
$750,000
Pending
1081 Bedford St, Fall River, MA 02723
Updated four-unit property with extensive recent exterior and interior improvements, plus all appliances conveying with the sale.
Property Size3,058 SF
Days on Market29
Property Features for 1081 Bedford St
General Information
Standard status
Pending
Size
3,058 SF
Property subtype
Investment
Occupancy
100%
Additional Details
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$6,330
Amenities
laundry
Building Details
Building Size
3,058 SF
Year Built
1934
Stories
6
Units
4
Tenancy
Multi
Listing Agency:
revolv Real Estate
(508) 493-2829
Listed By:
Jade Garcia · License #9582434
(508) 493-2829
Source:
Elliman
Added: Jul 24
Changed: Aug 17
Last Checked: Aug 21 at 9:24AM
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 updated four-family residential income property features substantial recent improvements, including a new roof, siding, gutters, windows, flooring, bathrooms, and stainless steel appliances. All appliances convey with the sale. The layout includes a walk-out basement with laundry, and the yard extends to the back of Healy Street.
All units are currently rented, and lead certificates have recently been redone. The property is positioned for straightforward ownership as a move-in ready multi-family, with buyers able to conduct due diligence regarding potential parking access, garage options, or ADU-related possibilities based on the yard depth.
All units are currently rented, and lead certificates have recently been redone. The property is positioned for straightforward ownership as a move-in ready multi-family, with buyers able to conduct due diligence regarding potential parking access, garage options, or ADU-related possibilities based on the yard depth.
Key Highlights
- Updated 4‑family built in 1934 with all units currently rented
- Recent improvements include new roof, siding, gutters, windows, flooring, bathrooms, and stainless steel appliances
- All appliances convey with the sale
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
$54,650
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
7.29%
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%
$1,093,000
$1.1M
Cap Rate 7%
$780,714
$780.7K
Cap Rate 9%
$607,222
$607.2K
Market Conditions
NOI Build-Up for 3,058 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
$84.4K $27.60/SF
− Vacancy
−$6.3K −$2.07/SF
EGI
$78.1K $25.53/SF
− OpEx
−$23.4K −$7.66/SF
NOI
$54.6K $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%
$1,093,000
Cap Rate 7%
$780,714
Cap Rate 9%
$607,222
Alternative Uses
Best Use
Multifamily LT 5
$780.7K
$683.1K – $910.8K
NOI $54,650 @ 7.0% cap · market cap 7.29%
Second Best
Apartment 5plus
$725.5K
$634.9K – $846.5K
NOI $50,788 @ 7.0% cap · market cap 6.77%
Theoretical Best
Office A
$1.86M
$1.63M – $2.17M
NOI $130,359 @ 7.0% cap · market cap 17.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
100%
Occupancy
Multi-tenant
Tenancy
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?
Quadplex - Updated four-unit property with extensive recent exterior and interior improvements, plus all appliances conveying with the sale.
Where is this quadplex located?
The property is located at 1081 Bedford St Fall River, MA.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: Updated 4‑family built in 1934 with all units currently rented; Recent improvements include new roof, siding, gutters, windows, flooring, bathrooms, and stainless steel appliances; All appliances convey with the sale
