Updated Four-Unit
For Sale
$903,400
169 Grant Street, Fall River, MA 02721
Renovated multifamily property with new building systems, bathrooms, kitchens, and appliances.
Property Size3,354 SF
Price / SF$269.35
Days on Market28
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
(617) 731-4644
Source:
Hammondre
Added: Aug 31
Changed: Sep 26
Last Checked: Sep 26 at 8:51AM
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.
Located at 169 Grant Street in Fall River, Massachusetts, this four-unit multifamily property contains 3,354 square feet and was originally built in 1900. A comprehensive 2025 renovation addressed the electrical and plumbing systems, roof, bathrooms, HVAC, kitchen finishes, windows, and walls. Each unit includes granite countertops and brand-new appliances, with FHA HVAC systems serving the property.
The property is positioned near shopping, dining, schools, local amenities, and major routes. A driveway curb cut was previously permitted, providing an established basis for potential access improvements. The four-unit configuration and extensive recent updates create a clearly defined residential income asset for an investor or owner-occupant.
The property is positioned near shopping, dining, schools, local amenities, and major routes. A driveway curb cut was previously permitted, providing an established basis for potential access improvements. The four-unit configuration and extensive recent updates create a clearly defined residential income asset for an investor or owner-occupant.
Key Highlights
- Four‑unit multifamily property with 3,354 square feet
- Comprehensively renovated in 2025
- New FHA HVAC systems, electrical, plumbing, roof, and bathrooms
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
6.63%
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 6.63%
Second Best
Apartment 5plus
$795.8K
$696.3K – $928.4K
NOI $55,704 @ 7.0% cap · market cap 6.17%
Theoretical Best
Office A
$2.04M
$1.79M – $2.38M
NOI $142,977 @ 7.0% cap · market cap 15.83%
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
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
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?
Quadplex - Renovated multifamily property with new building systems, bathrooms, kitchens, and appliances.
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 $903,400.
What are key features of this property?
This property features: Four‑unit multifamily property with 3,354 square feet; Comprehensively renovated in 2025; New FHA HVAC systems, electrical, plumbing, roof, and bathrooms
