6-Unit Mixed-Use
New
For Sale
$845,000
263-265 Rodman St, Fall River, MA 02721
Combines commercial storefronts and residential apartments with separate gas and electric metering.
Property Size5,496 SF
Price / SF$204.70
Days on Market2
Property Features for 263-265 Rodman St
General Information
Standard status
Active
Size
5,496 SF
Property subtype
Investment
Site & Location
Highway Access
Yes
Public Transit
Yes
Utilities to Site
Yes
Additional Details
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$8,712
Amenities
coin operated laundry
Building Details
Building Size
5,496 SF
Year Built
1900
Buildings
1
Stories
5
Units
6
Tenancy
Multi
Listing Agency:
SC & CO. LLC
Listed By:
Marc Saint Clair · License #9511178
(781) 510-3264
Source:
Elliman
Added: Sep 15
Last Checked: Sep 15 at 2:36PM
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 SC & CO. LLC
Investment Insights
Based on property information with market context.
This mixed-use property contains six units within approximately 4,128 square feet, including two commercial storefronts and four residential apartments. The building has separately metered gas and electric service, along with an onsite coin-operated laundry area. Major building systems include a roof replaced in 2014 and new heating and hot water systems installed for all units in 2018.
Located at 263-265 Rodman St in Fall River, the property is near public transportation, shopping, neighborhood amenities, and major commuter connections. I-195 and Route 24 provide regional roadway access, while walkScore is 75, bikeScore is 64, and transitScore is 42.
Located at 263-265 Rodman St in Fall River, the property is near public transportation, shopping, neighborhood amenities, and major commuter connections. I-195 and Route 24 provide regional roadway access, while walkScore is 75, bikeScore is 64, and transitScore is 42.
Key Highlights
- Six‑unit composition with 2 commercial storefronts and 4 residential units
- Approximately 4,128 sq. ft. of mixed‑use space
- Roof replacement completed in 2014
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
$68,559
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
8.11%
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%
$1,371,180
$1.4M
Cap Rate 7%
$979,414
$979.4K
Cap Rate 9%
$761,767
$761.8K
Market Conditions
NOI Build-Up for 4,128 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
$133.7K $32.40/SF
− Vacancy
−$9.1K −$2.20/SF
EGI
$124.7K $30.20/SF
− OpEx
−$56.1K −$13.59/SF
NOI
$68.6K $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%
$1,371,180
Cap Rate 7%
$979,414
Cap Rate 9%
$761,767
Alternative Uses
Best Use
Retail
$1.21M
$1.06M – $1.41M
NOI $84,781 @ 7.0% cap · market cap 10.03%
Second Best
Apartment 5plus
$979.4K
$857.0K – $1.14M
NOI $68,559 @ 7.0% cap · market cap 8.11%
Theoretical Best
Office A
$2.51M
$2.20M – $2.93M
NOI $175,972 @ 7.0% cap · market cap 20.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
4
Residential units
Multi-tenant
Tenancy
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
2,828
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Combines commercial storefronts and residential apartments with separate gas and electric metering.
Where is this mixed-use property located?
The property is located at 263-265 Rodman St Fall River, MA.
What is the asking price?
The asking price for this property is $845,000.
What are key features of this property?
This property features: Six‑unit composition with 2 commercial storefronts and 4 residential units; Approximately 4,128 sq. ft. of mixed‑use space; Roof replacement completed in 2014
