Fully Updated
For Sale
$906,900
169 Grant Street, Fall River, MA 02721
Four-unit multifamily property fully updated from the studs in 2025 with new HVAC, roof, electric, plumbing, bathrooms, and appliances.
Property Size3,354 SF
Price / SF$270.39
Days on Market31
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
Buildings
1
Listing Agency:
Keller Williams South Watuppa
Listed By:
Luke Walen
(617) 846-8000
Source:
Highlandre
Added: Jul 25
Changed: Aug 24
Last Checked: Aug 24 at 6:34AM
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 fully updated four-unit multifamily property was renovated from the studs in 2025 and is presented as turnkey. Updates include new FHA HVAC systems, granite countertops throughout, new electric, new roof, new plumbing, updated bathrooms, and brand new appliances. The exterior and interior work were completed from the windows to the walls.
The property is located at 169 Grant Street in Fall River, and the public remarks note convenience to local amenities, shopping, dining, schools, and major routes. The prior permit history mentioned in the remarks includes approval for a curb cut for a driveway.
The offering is a four-unit structure, recently subdivided from 165 Grant Street, creating 169 Grant Street as its own parcel.
The property is located at 169 Grant Street in Fall River, and the public remarks note convenience to local amenities, shopping, dining, schools, and major routes. The prior permit history mentioned in the remarks includes approval for a curb cut for a driveway.
The offering is a four-unit structure, recently subdivided from 165 Grant Street, creating 169 Grant Street as its own parcel.
Key Highlights
- Four‑unit multifamily at 169 Grant St., fully updated from the studs in 2025
- New HVAC systems installed in 2025 (listed as New FHA HVAC systems)
- Major systems updated in 2025: new electric, new plumbing, new bathrooms, and a new roof
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
6.61%
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 6.61%
Second Best
Apartment 5plus
$795.8K
$696.3K – $928.4K
NOI $55,704 @ 7.0% cap · market cap 6.14%
Theoretical Best
Office A
$2.04M
$1.79M – $2.38M
NOI $142,977 @ 7.0% cap · market cap 15.77%
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 - Four-unit multifamily property fully updated from the studs in 2025 with new HVAC, roof, electric, plumbing, bathrooms, 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 $906,900.
What are key features of this property?
This property features: Four‑unit multifamily at 169 Grant St., fully updated from the studs in 2025; New HVAC systems installed in 2025 (listed as New FHA HVAC systems); Major systems updated in 2025: new electric, new plumbing, new bathrooms, and a new roof
