Two-Unit Townhouse-Style
For Sale
$479,900
22 Sachem St, Fall River, MA 02724
Each residence spans two levels, with updates including roofing, flooring, masonry, and fencing.
Property Size2,543 SF
Price / SF$188.71
Days on Market23
Property Features for 22 Sachem St
General Information
Standard status
Active
Size
2,543 SF
Property subtype
Multi Family
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$4,342
Building Details
Building Size
2,543 SF
Year Built
1925
Buildings
1
Tenancy
Multi
Listing Agency:
Lamacchia Realty, Inc
(508) 441-4446
Listed By:
Linda Perry · License #9559288
Source:
Paulgrover
Added: Jul 29
Changed: Aug 16
Last Checked: Aug 20 at 12:11PM
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 Lamacchia Realty, Inc
Investment Insights
Based on property information with market context.
This 2,543-square-foot duplex contains two townhouse-style residences, with each unit arranged over two levels rather than a conventional stacked layout. The configuration offers distinct living areas within each residence. Built in 1925, the property has received several recent improvements, including a new roof, chimney repointing, first-floor unit flooring, and a newly installed fence.
The property is located in Fall River near shopping, schools, restaurants, public transportation, and major highways. Its address is 22 Sachem St, Fall River, MA 02724, with access toward Providence, Boston, and surrounding communities. The two-unit layout supports both residential income and owner-occupancy considerations.
The property is located in Fall River near shopping, schools, restaurants, public transportation, and major highways. Its address is 22 Sachem St, Fall River, MA 02724, with access toward Providence, Boston, and surrounding communities. The two-unit layout supports both residential income and owner-occupancy considerations.
Key Highlights
- Two‑unit duplex with townhouse‑style residences
- Each unit is arranged across two levels
- 2,543 SF property built in 1925
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
$42,235
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
8.80%
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%
$844,700
$844.7K
Cap Rate 7%
$603,357
$603.4K
Cap Rate 9%
$469,278
$469.3K
Market Conditions
NOI Build-Up for 2,543 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
$82.4K $32.40/SF
− Vacancy
−$5.6K −$2.20/SF
EGI
$76.8K $30.20/SF
− OpEx
−$34.6K −$13.59/SF
NOI
$42.2K $16.61/SF
Area
Bristol County, MA
Vacancy
6.80%
Lease Rate
$32.40 /SF/Yr
Expense Ratio
45.00%
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%
$844,700
Cap Rate 7%
$603,357
Cap Rate 9%
$469,278
Alternative Uses
Best Use
Multifamily LT 5
$649.2K
$568.1K – $757.4K
NOI $45,446 @ 7.0% cap · market cap 9.47%
Second Best
Apartment 5plus
$603.4K
$527.9K – $703.9K
NOI $42,235 @ 7.0% cap · market cap 8.80%
Theoretical Best
Office A
$1.55M
$1.36M – $1.81M
NOI $108,405 @ 7.0% cap · market cap 22.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
572
Businesses Nearby
Explore this area
Business Placement
Demographics for 02724, MA
18,050
Population
8,808
Households
2
Avg Household Size
38
Median Age
15%
College-Educated
76%
High-School Grad
1.8 sq mi
ZIP Area
10,028
Density / Sq Mi
$49,809
Median Household Income
$42,334
Median Earnings
$1,105
Median Rent
$368,300
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?
Duplex - Each residence spans two levels, with updates including roofing, flooring, masonry, and fencing.
Where is this duplex located?
The property is located at 22 Sachem St Fall River, MA.
What is the asking price?
The asking price for this property is $479,900.
What are key features of this property?
This property features: Two‑unit duplex with townhouse‑style residences; Each unit is arranged across two levels; 2,543 SF property built in 1925
