Triplex with Off-Street
For Sale
$699,000
221 Beach Street, Fall River, MA 02721
Three residential units include separate utilities, while the remodeled second-floor apartment is scheduled for vacant delivery.
Property Size2,727 SF
Price / SF$256.33
Days on Market192
Property Features for 221 Beach Street
General Information
Standard status
Active
Size
2,727 SF
Property subtype
Multi-family
Site & Location
Highway Access
Yes
Utilities to Site
Yes
Additional Details
Multifamily Units
3
Amenities
off-street parking
fenced in yard
basement storage
laundry hookups
Building Details
Year Built
1908
Buildings
1
Listing Agency:
LPT Realty,LLC
Listed By:
Tai Gonsalves
(978) 658-2345
Source:
Wilsonwolfe
Added: Feb 20
Changed: Aug 29
Last Checked: Aug 30 at 5:29PM
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 LPT Realty,LLC
Investment Insights
Based on property information with market context.
Located at 221 Beach Street in Fall River, this 1908 triplex contains three residential units with spacious layouts and bright living areas. The property has vinyl siding, separate utilities, and a recently remodeled second-floor unit that will be delivered vacant.
Exterior features include off-street parking and a fenced yard. A clean basement provides additional storage along with laundry hookups. The property is next to Kennedy Park and near shopping, schools, and major highways, providing convenient access to everyday services and regional travel routes.
Exterior features include off-street parking and a fenced yard. A clean basement provides additional storage along with laundry hookups. The property is next to Kennedy Park and near shopping, schools, and major highways, providing convenient access to everyday services and regional travel routes.
Key Highlights
- Three‑family residential property built in 1908
- Second‑floor unit recently remodeled and delivered vacant
- Separate utilities for each unit
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
$48,734
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
6.97%
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%
$974,680
$974.7K
Cap Rate 7%
$696,200
$696.2K
Cap Rate 9%
$541,489
$541.5K
Market Conditions
NOI Build-Up for 2,727 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
$75.3K $27.60/SF
− Vacancy
−$5.6K −$2.07/SF
EGI
$69.6K $25.53/SF
− OpEx
−$20.9K −$7.66/SF
NOI
$48.7K $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%
$974,680
Cap Rate 7%
$696,200
Cap Rate 9%
$541,489
Alternative Uses
Best Use
Multifamily LT 5
$696.2K
$609.2K – $812.2K
NOI $48,734 @ 7.0% cap · market cap 6.97%
Second Best
Apartment 5plus
$647.0K
$566.1K – $754.9K
NOI $45,291 @ 7.0% cap · market cap 6.48%
Theoretical Best
Office A
$1.66M
$1.45M – $1.94M
NOI $116,249 @ 7.0% cap · market cap 16.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,306
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?
Triplex - Three residential units include separate utilities, while the remodeled second-floor apartment is scheduled for vacant delivery.
Where is this triplex located?
The property is located at 221 Beach Street Fall River, MA.
What is the asking price?
The asking price for this property is $699,000.
What are key features of this property?
This property features: Three‑family residential property built in 1908; Second‑floor unit recently remodeled and delivered vacant; Separate utilities for each unit
