Renovated Two-Family
For Sale
$610,000
155 Mason St, Fall River, MA 02723
Updated electrical, plumbing, and water and sewer lines support a low-maintenance residential income property.
Property Size1,564 SF
Price / SF$390.03
Days on Market91
Property Features for 155 Mason St
General Information
Standard status
Active
Size
1,564 SF
Total Parking Spaces
1
Property subtype
Multi-Family
Zoning
RES
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$2,723
Amenities
off-street parking
Building Details
Building Size
1,564 SF
Year Built
1900
Buildings
1
Stories
2
Listing Agency:
REMAX Executive Realty
(978) 578-5013
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: Jun 3
Changed: Aug 31
Last Checked: Aug 31 at 12:51PM
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 REMAX Executive Realty
Investment Insights
Based on property information with market context.
This two-family duplex at 155 Mason St has undergone a comprehensive renovation, including replacement of the electrical, plumbing, water, and sewer systems. The property also provides dedicated off-street parking, adding practical functionality for both units. Built in 1900, the residence is configured for two-family use and offers a substantially updated foundation of major building systems.
Zoned RES, the property is located in Fall River, Massachusetts, within ZIP Code 02723. Its renovated condition and two-unit layout support use as a residential income property, while the off-street parking contributes to day-to-day convenience for occupants.
Zoned RES, the property is located in Fall River, Massachusetts, within ZIP Code 02723. Its renovated condition and two-unit layout support use as a residential income property, while the off-street parking contributes to day-to-day convenience for occupants.
Key Highlights
- Two‑family duplex with extensive renovation completed
- All‑new electrical and plumbing systems
- New water and sewer lines
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
$27,950
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
4.58%
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%
$559,000
$559.0K
Cap Rate 7%
$399,286
$399.3K
Cap Rate 9%
$310,556
$310.6K
Market Conditions
NOI Build-Up for 1,564 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
$43.2K $27.60/SF
− Vacancy
−$3.2K −$2.07/SF
EGI
$39.9K $25.53/SF
− OpEx
−$12.0K −$7.66/SF
NOI
$28.0K $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%
$559,000
Cap Rate 7%
$399,286
Cap Rate 9%
$310,556
Alternative Uses
Best Use
Multifamily LT 5
$399.3K
$349.4K – $465.8K
NOI $27,950 @ 7.0% cap · market cap 4.58%
Second Best
Apartment 5plus
$371.1K
$324.7K – $432.9K
NOI $25,975 @ 7.0% cap · market cap 4.26%
Theoretical Best
Office A
$952.4K
$833.4K – $1.11M
NOI $66,671 @ 7.0% cap · market cap 10.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
969
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?
Duplex - Updated electrical, plumbing, and water and sewer lines support a low-maintenance residential income property.
Where is this duplex located?
The property is located at 155 Mason St Fall River, MA.
What is the asking price?
The asking price for this property is $610,000.
What are key features of this property?
This property features: Two‑family duplex with extensive renovation completed; All‑new electrical and plumbing systems; New water and sewer lines
