Multifamily Property with Water
For Sale
$869,000
154 Barnaby St, Fall River, MA 02720
A-2-zoned multifamily property with off-street parking, walk-out basement access, and river and city views.
Property Size3,313 SF
Price / SF$262.30
Days on Market12
Property Features for 154 Barnaby St
General Information
Standard status
Active
Size
3,313 SF
Total Parking Spaces
2
Property subtype
Residential Income
Zoning
A-2
Taxes and HOA fees
Annual Taxes
$5,412
Amenities
Tennis Court(s), Park, Golf
Ceiling Fan(s)
Natural Gas, Baseboard, Zoned
Full, Walk-Out Access, Interior Entry, Concrete, Unfinished
Range, Refrigerator, Wine Refrigerator, Gas Water Heater
River, Water, City, Scenic
Off Street
Building Details
Building Size
3,313 SF
Year Built
1911
Stories
3
Listing Agency:
Keller Williams South Watuppa
(774) 488-8654
Listed By:
Dawn Mercer
(774) 488-8654
Source:
Evrealestate
Added: Aug 4
Changed: Aug 9
Last Checked: Aug 14 at 5:33AM
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 Keller Williams South Watuppa
Investment Insights
Based on property information with market context.
This multifamily property in Fall River includes a full unfinished basement with walk-out access, interior entry, and concrete construction. Interior features include zoned natural-gas baseboard heat, ceiling fans, a gas water heater, and a kitchen equipped with a range, refrigerator, and wine refrigerator. The property was built in 1911 and is designated A-2.
Located at 154 Barnaby St, the property offers views described as river, water, city, and scenic, along with off-street parking. Access from President Ave to N. Main, Lincoln, and Barnaby provides a defined route to the property within Bristol County.
Located at 154 Barnaby St, the property offers views described as river, water, city, and scenic, along with off-street parking. Access from President Ave to N. Main, Lincoln, and Barnaby provides a defined route to the property within Bristol County.
Key Highlights
- Multifamily property built in 1911
- A‑2 zoning
- Full unfinished basement with walk‑out access and interior entry
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
$55,023
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
6.33%
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%
$1,100,460
$1.1M
Cap Rate 7%
$786,043
$786.0K
Cap Rate 9%
$611,367
$611.4K
Market Conditions
NOI Build-Up for 3,313 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
$107.3K $32.40/SF
− Vacancy
−$7.3K −$2.20/SF
EGI
$100.0K $30.20/SF
− OpEx
−$45.0K −$13.59/SF
NOI
$55.0K $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%
$1,100,460
Cap Rate 7%
$786,043
Cap Rate 9%
$611,367
Alternative Uses
Best Use
Apartment 5plus
$786.0K
$687.8K – $917.1K
NOI $55,023 @ 7.0% cap · market cap 6.33%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.02M
$1.77M – $2.35M
NOI $141,229 @ 7.0% cap · market cap 16.25%
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
Explore this area
Business Placement
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 Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Multifamily property - A-2-zoned multifamily property with off-street parking, walk-out basement access, and river and city views.
Where is this multifamily property located?
The property is located at 154 Barnaby St Fall River, MA.
What is the asking price?
The asking price for this property is $869,000.
What are key features of this property?
This property features: Multifamily property built in 1911; A‑2 zoning; Full unfinished basement with walk‑out access and interior entry
