Updated Four-Unit
New
For Sale
$904,900
169 Grant St, Fall River, MA 02721
Residential Income, Fall River, MA
Property Size3,354 SF
Lot Size0.09 Acres
Price / SF$269.80
Days on Market2
Property Features for 169 Grant St
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
A-2
Bedrooms
9
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 5, Bathroom 1, Bedroom 1, Bedroom 8, Bedroom 6, Bedroom 7, Bedroom 9, Bathroom 3, Bathroom 2, Bedroom 3, Bedroom 2, Bedroom 4, Bathroom 4
Directions
Division St to Grant St. Please Kindly use GPS with love.
Standard status
Active
APN
M:0G05 B:0000 L:0050,23643999
Size
3,354 SF
Lot size
0.09 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
7028
Building Details
Year built
1900
Floors in Building
6
Number of units
4
Listing Agency:
Keller Williams South Watuppa · Keller Williams Realty
(508) 677-3233
Listed By:
Clifford Ponte · License #9554597
(508) 677-3233
Added: Aug 31
Last Checked: Sep 1 at 12:06AM
MLS# 73570214
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.
Located at 169 Grant St. in Fall River, this four-unit quadplex contains 3,354 square feet on a 0.0905-acre parcel. The layout includes nine bedrooms and four bathrooms across the property, with A-2 zoning supporting its multifamily classification.
A comprehensive 2025 renovation addressed the building from the interior framing through the finished surfaces. Improvements include new FHA HVAC systems, electrical service, plumbing, bathrooms, roof, windows, granite countertops, and appliances. The property was also previously permitted for a driveway curb cut, adding a documented site-access feature.
A comprehensive 2025 renovation addressed the building from the interior framing through the finished surfaces. Improvements include new FHA HVAC systems, electrical service, plumbing, bathrooms, roof, windows, granite countertops, and appliances. The property was also previously permitted for a driveway curb cut, adding a documented site-access feature.
Key Highlights
- Four‑unit quadplex with 3,354 square feet of building area
- Nine bedrooms and four bathrooms
- Comprehensively renovated in 2025
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
1,981
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Quadplex - Renovated multifamily property with four bathrooms and a broad scope of building-system improvements.
Where is this quadplex located?
The property is located at 169 Grant St 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 quadplex with 3,354 square feet of building area; Nine bedrooms and four bathrooms; Comprehensively renovated in 2025
