Conventional Restaurant with Two-Family
For Sale
$839,999
208 Snell St, Fall River, MA 02721
Commercial Sale, Fall River, MA
Property Size5,825 SF
Lot Size0.04 Acres
Price / SF$144.21
Days on Market330
Property Features for 208 Snell St
General Information
Property type
Commercial Sale
Property subtype
Other
Directions
Please use GPS
Standard status
Active
APN
M:0I14 B:0000 L:0073,2828358
Size
5,825 SF
Lot size
0.04 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
4325
Building Details
Year built
1950
Listing Agency:
Keller Williams South Watuppa · Keller Williams Realty
(508) 677-3233
Listed By:
Clifford Ponte
(508) 677-3233
Added: Oct 7, 2025
Changed: Sep 1
Last Checked: Sep 1 at 4:06PM
MLS# 73441340
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.
This 5,825-square-foot property combines a bakery-oriented commercial building with a well-maintained two-family home. The commercial component is associated with Reis Bakery, while the residential portion provides two family-oriented units within the same offering. The property was built in 1950 and occupies 0.0376 acres.
Located at 208 Snell St in Fall River, Massachusetts, the property is positioned in Bristol County and carries the 02721 postal code. The combined commercial and residential configuration supports continued bakery use or a new commercial concept alongside the existing two-family component.
Located at 208 Snell St in Fall River, Massachusetts, the property is positioned in Bristol County and carries the 02721 postal code. The combined commercial and residential configuration supports continued bakery use or a new commercial concept alongside the existing two-family component.
Key Highlights
- 5,825‑square‑foot commercial and residential property
- Bakery‑oriented commercial building associated with Reis Bakery
- Includes a well‑maintained two‑family home
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
$76,907
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
9.16%
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%
$1,538,140
$1.5M
Cap Rate 7%
$1,098,671
$1.1M
Cap Rate 9%
$854,522
$854.5K
Market Conditions
NOI Build-Up for 5,825 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
$104.9K $18.00/SF
− Vacancy
−$2.3K −$0.40/SF
EGI
$102.5K $17.60/SF
− OpEx
−$25.6K −$4.40/SF
NOI
$76.9K $13.20/SF
Area
Bristol County, MA
Vacancy
2.20%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
25.00%
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%
$1,538,140
Cap Rate 7%
$1,098,671
Cap Rate 9%
$854,522
Alternative Uses
Best Use
Retail
$1.71M
$1.50M – $1.99M
NOI $119,634 @ 7.0% cap · market cap 14.24%
Second Best
Multifamily LT 5
$1.49M
$1.30M – $1.73M
NOI $104,099 @ 7.0% cap · market cap 12.39%
Theoretical Best
Office A
$3.55M
$3.10M – $4.14M
NOI $248,313 @ 7.0% cap · market cap 29.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
1,674
Businesses Nearby
Under-served
Demand for This Use
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?
Conventional restaurant - Bakery space is paired with a two-family residence in a combined commercial and residential property.
Where is this conventional restaurant located?
The property is located at 208 Snell St Fall River, MA.
What is the asking price?
The asking price for this property is $839,999.
What are key features of this property?
This property features: 5,825‑square‑foot commercial and residential property; Bakery‑oriented commercial building associated with Reis Bakery; Includes a well‑maintained two‑family home
