Updated Four-Unit Multifamily
New
For Sale
$904,900
169 Grant Street, Fall River, MA 02721
Renovated multifamily building with new mechanical, electrical, plumbing, bathroom, kitchen, and roofing systems.
Property Size3,354 SF
Price / SF$269.80
Days on Market5
Property Features for 169 Grant Street
General Information
Standard status
Active
Size
3,354 SF
Property subtype
Multi-family
Additional Details
Multifamily Units
4
Building Details
Year Built
1900
Year Renovated
2025
Listing Agency:
Keller Williams South Watuppa
Listed By:
Luke Walen · License #9565991
(508) 677-3233
Source:
Residentialproperties
Added: Aug 31
Changed: Sep 4
Last Checked: Sep 2 at 6:39PM
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.
Built in 1900, this 3,354-square-foot quadplex contains four residential units and underwent a comprehensive interior renovation in 2025. Improvements include new HVAC systems, electrical service, plumbing, bathrooms, roofing, appliances, and granite countertops. The scope of work extended throughout the building, including walls and windows.
The property is located near shopping, dining, schools, local amenities, and major routes. It is zoned A-2 and was previously permitted for a driveway curb cut. The combination of four units, updated building systems, and refreshed interior finishes provides a substantially renovated multifamily asset in Fall River.
The property is located near shopping, dining, schools, local amenities, and major routes. It is zoned A-2 and was previously permitted for a driveway curb cut. The combination of four units, updated building systems, and refreshed interior finishes provides a substantially renovated multifamily asset in Fall River.
Key Highlights
- Four‑unit multifamily property at 169 Grant St, Fall River, MA 02721
- 3,354 SF building constructed in 1900
- Comprehensively renovated in 2025, including walls and windows
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
$59,939
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
6.62%
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%
$1,198,780
$1.2M
Cap Rate 7%
$856,271
$856.3K
Cap Rate 9%
$665,989
$666.0K
Market Conditions
NOI Build-Up for 3,354 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
$92.6K $27.60/SF
− Vacancy
−$6.9K −$2.07/SF
EGI
$85.6K $25.53/SF
− OpEx
−$25.7K −$7.66/SF
NOI
$59.9K $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%
$1,198,780
Cap Rate 7%
$856,271
Cap Rate 9%
$665,989
Alternative Uses
Best Use
Multifamily LT 5
$856.3K
$749.2K – $999.0K
NOI $59,939 @ 7.0% cap · market cap 6.62%
Second Best
Apartment 5plus
$795.8K
$696.3K – $928.4K
NOI $55,704 @ 7.0% cap · market cap 6.16%
Theoretical Best
Office A
$2.04M
$1.79M – $2.38M
NOI $142,977 @ 7.0% cap · market cap 15.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
2,425
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?
Quadplex - Renovated multifamily building with new mechanical, electrical, plumbing, bathroom, kitchen, and roofing systems.
Where is this quadplex located?
The property is located at 169 Grant Street Fall River, MA.
What is the asking price?
The asking price for this property is $904,900.
What are key features of this property?
This property features: Four‑unit multifamily property at 169 Grant St, Fall River, MA 02721; 3,354 SF building constructed in 1900; Comprehensively renovated in 2025, including walls and windows
