Three-Unit Residential Income
For Sale
$599,000
233 Eagle St, Fall River, MA 02721
Well-maintained three-family property with off-street parking and two units currently leased on a tenant-at-will basis.
Property Size1,908 SF
Price / SF$313.94
Days on Market130
Property Features for 233 Eagle St
General Information
Standard status
Active
Size
1,908 SF
Property subtype
Multi-Family
Zoning
A-2
Net Operating Income
$66,000
Additional Details
Highway Access
Yes
Multifamily Units
3
Taxes and HOA fees
Annual Taxes
$4,492
Building Details
Building Size
1,908 SF
Year Built
1900
Stories
3
Tenancy
Multi
Listing Agency:
REMAX Executive Realty
(833) 668-4649
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: May 9
Changed: Sep 14
Last Checked: Sep 14 at 6:27AM
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 REMAX Executive Realty
Investment Insights
Based on property information with market context.
This well-maintained three-family residential income property offers spacious unit layouts within a single building. Two of the units are currently tenant-at-will, providing flexibility for an investor looking for occupancy control or an owner-occupant planning future use. The building also includes off-street parking to support day-to-day tenant needs.
Located in Fall River near shopping, restaurants, schools, highways, public transportation, and the South Coast Rail/ T station. The property is set back from the street, and the area is described as very walkable with some transit service, based on available score data.
With its maintained condition, current leasing flexibility, and parking, this is a straightforward multifamily offering for either investment or owner-occupancy planning.
Located in Fall River near shopping, restaurants, schools, highways, public transportation, and the South Coast Rail/ T station. The property is set back from the street, and the area is described as very walkable with some transit service, based on available score data.
With its maintained condition, current leasing flexibility, and parking, this is a straightforward multifamily offering for either investment or owner-occupancy planning.
Key Highlights
- Well‑maintained 3‑family property in the heart of Fall River
- Two units currently tenant‑at‑will, offering flexibility for investors or future owner occupancy
- Off‑street parking included
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
$34,098
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
5.69%
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%
$681,960
$682.0K
Cap Rate 7%
$487,114
$487.1K
Cap Rate 9%
$378,867
$378.9K
Market Conditions
NOI Build-Up for 1,908 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
$52.7K $27.60/SF
− Vacancy
−$3.9K −$2.07/SF
EGI
$48.7K $25.53/SF
− OpEx
−$14.6K −$7.66/SF
NOI
$34.1K $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%
$681,960
Cap Rate 7%
$487,114
Cap Rate 9%
$378,867
Alternative Uses
Best Use
Multifamily LT 5
$487.1K
$426.2K – $568.3K
NOI $34,098 @ 7.0% cap · market cap 5.69%
Second Best
Apartment 5plus
$452.7K
$396.1K – $528.2K
NOI $31,689 @ 7.0% cap · market cap 5.29%
Theoretical Best
Office A
$1.16M
$1.02M – $1.36M
NOI $81,336 @ 7.0% cap · market cap 13.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
3
Residential units
Multi-tenant
Tenancy
Yes
Highway access
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Triplex - Well-maintained three-family property with off-street parking and two units currently leased on a tenant-at-will basis.
Where is this triplex located?
The property is located at 233 Eagle St Fall River, MA.
What is the asking price?
The asking price for this property is $599,000.
What are key features of this property?
This property features: Well‑maintained 3‑family property in the heart of Fall River; Two units currently tenant‑at‑will, offering flexibility for investors or future owner occupancy; Off‑street parking included
