Duplex with Hair
For Sale
$499,900
1413 Rodman St, Fall River, MA 02721
Residential Income, Fall River, MA
Property Size2,321 SF
Lot Size0.04 Acres
Price / SF$215.38
Days on Market47
Property Features for 1413 Rodman St
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
B-L
Bedrooms
3
Bathrooms
2
Full bathrooms
1
Half bathrooms
1
Rooms
Bedroom 3, Bathroom 1, Bedroom 1, Bedroom 2, Bathroom 2
Parking
2
Directions
Corner of Brayton Ave and Rodman Street
Standard status
Active
APN
M:0F08 B:0000 L:0081,2824309
Size
2,321 SF
Lot size
0.04 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
3888
Building Details
Year built
1929
Floors in Building
3
Number of units
2
Listing Agency:
RE/MAX Vantage · RE/MAX International
(774) 992-0297
Listed By:
Eddie Lopez
(508) 999-4424
Added: Jul 7
Changed: Aug 20
Last Checked: Aug 22 at 9:06AM
MLS# 73545401
Copyright © 2026 MLS Property Information Network Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
1413 Rodman St is a 2-unit mixed-use duplex with an extensive remodel. The first floor is a fully renovated modern hair salon with a half bath at the front, plus an additional office space with a half bath and a separate rear entrance that is currently used as storage and offers flexibility for future uses. The second and third floors are a spacious townhouse-style residential unit with three bedrooms.
The property includes two off-street parking spaces and two on-street parking spaces with a 2-hour limit for clients. The roof is approximately 12 years old. Siding, windows, and the salon renovation were done new in 2022, and the property also has newer furnaces and hot water tanks. Utilities are separate.
Built in 1929, the property sits on a 0.0432-acre lot with 2,321 SF of building area.
The property includes two off-street parking spaces and two on-street parking spaces with a 2-hour limit for clients. The roof is approximately 12 years old. Siding, windows, and the salon renovation were done new in 2022, and the property also has newer furnaces and hot water tanks. Utilities are separate.
Built in 1929, the property sits on a 0.0432-acre lot with 2,321 SF of building area.
Key Highlights
- Zoned B‑L duplex with mixed‑use layout
- First floor: fully renovated modern hair salon plus office space with half bath
- Second and third floors: townhouse‑style 3‑bedroom residential unit
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
$41,479
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
8.30%
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%
$829,580
$829.6K
Cap Rate 7%
$592,557
$592.6K
Cap Rate 9%
$460,878
$460.9K
Market Conditions
NOI Build-Up for 2,321 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
$64.1K $27.60/SF
− Vacancy
−$4.8K −$2.07/SF
EGI
$59.3K $25.53/SF
− OpEx
−$17.8K −$7.66/SF
NOI
$41.5K $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%
$829,580
Cap Rate 7%
$592,557
Cap Rate 9%
$460,878
Alternative Uses
Best Use
Retail
$681.0K
$595.9K – $794.5K
NOI $47,669 @ 7.0% cap · market cap 9.54%
Second Best
Multifamily LT 5
$592.6K
$518.5K – $691.3K
NOI $41,479 @ 7.0% cap · market cap 8.30%
Theoretical Best
Office A
$1.41M
$1.24M – $1.65M
NOI $98,941 @ 7.0% cap · market cap 19.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
564
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?
Duplex - Duplex with first-floor hair salon and townhouse-style residence above, zoned B-L, with separate utilities and off-street parking.
Where is this duplex located?
The property is located at 1413 Rodman St Fall River, MA.
What is the asking price?
The asking price for this property is $499,900.
What are key features of this property?
This property features: Zoned B‑L duplex with mixed‑use layout; First floor: fully renovated modern hair salon plus office space with half bath; Second and third floors: townhouse‑style 3‑bedroom residential unit
