Duplex with Enormous
For Sale
$539,000
Pending
172 Nashua St, Fall River, MA 02721
Move-in condition two-family with updated kitchens and baths, mini-splits, and an oversized garage with ample storage.
Property Size1,488 SF
Days on Market82
Property Features for 172 Nashua St
General Information
Standard status
Pending
Size
1,488 SF
Total Parking Spaces
5
Property subtype
Contingent
Net Operating Income
$19,200
Additional Details
Highway Access
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$4,115
Amenities
Central A/C
electric fireplaces
quartz counter tops
stainless-steel appliances
vinyl windows
redone porches
garage
mini splits
Building Details
Building Size
1,488 SF
Year Built
1900
Stories
2
Listing Agency:
Prestige Realty Experts Inc.
(833) 668-4649
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: Jun 19
Changed: Sep 6
Last Checked: Sep 6 at 5:47AM
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 Prestige Realty Experts Inc.
Investment Insights
Based on property information with market context.
This move-in condition two-family duplex offers two units, each configured with 4 rooms, including 2 bedrooms and 1 bath. The owner has redone both apartments with new kitchens, new baths, new flooring, and mini-split heating and cooling.
Both living rooms feature electric fireplaces, and the kitchens include quartz countertops with stainless-steel appliances. The exterior includes vinyl siding and vinyl windows, and the property has central A/C and redone porches. An enormous garage with ample storage provides additional flexible space.
The duplex offers a clean, modern interior finish and a substantial accessory building that can support a range of uses for day-to-day living or storage needs.
Both living rooms feature electric fireplaces, and the kitchens include quartz countertops with stainless-steel appliances. The exterior includes vinyl siding and vinyl windows, and the property has central A/C and redone porches. An enormous garage with ample storage provides additional flexible space.
The duplex offers a clean, modern interior finish and a substantial accessory building that can support a range of uses for day-to-day living or storage needs.
Key Highlights
- Move‑in condition 2‑family with updated kitchens and baths in both units
- Each unit features 4 rooms, 2 bedrooms, and 1 bath
- Owner upgrades include new flooring, new kitchens, new baths, and mini splits
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
$26,592
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
4.93%
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%
$531,840
$531.8K
Cap Rate 7%
$379,886
$379.9K
Cap Rate 9%
$295,467
$295.5K
Market Conditions
NOI Build-Up for 1,488 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
$41.1K $27.60/SF
− Vacancy
−$3.1K −$2.07/SF
EGI
$38.0K $25.53/SF
− OpEx
−$11.4K −$7.66/SF
NOI
$26.6K $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%
$531,840
Cap Rate 7%
$379,886
Cap Rate 9%
$295,467
Alternative Uses
Best Use
Multifamily LT 5
$379.9K
$332.4K – $443.2K
NOI $26,592 @ 7.0% cap · market cap 4.93%
Second Best
Apartment 5plus
$353.0K
$308.9K – $411.9K
NOI $24,713 @ 7.0% cap · market cap 4.58%
Theoretical Best
Office A
$906.2K
$792.9K – $1.06M
NOI $63,432 @ 7.0% cap · market cap 11.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,322
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?
Duplex - Move-in condition two-family with updated kitchens and baths, mini-splits, and an oversized garage with ample storage.
Where is this duplex located?
The property is located at 172 Nashua St Fall River, MA.
What is the asking price?
The asking price for this property is $539,000.
What are key features of this property?
This property features: Move‑in condition 2‑family with updated kitchens and baths in both units; Each unit features 4 rooms, 2 bedrooms, and 1 bath; Owner upgrades include new flooring, new kitchens, new baths, and mini splits
