Duplex with Garage and
For Sale
$600,000
Pending
28 Wingold Street, Fall River, MA 02723
Residential Income, Fall River, MA
Property Size2,238 SF
Lot Size0.10 Acres
Days on Market48
Property Features for 28 Wingold Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
S
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 2, Bathroom 2, Bedroom 4, Bedroom 1, Bedroom 3, Bathroom 1
Parking
6
Directions
GPS
Standard status
Pending
APN
2835268
Size
2,238 SF
Lot size
0.10 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
5348
Amenities
hardwood floors
washer/dryer
covered porch
full basement
garage
motorcycle shed
ADT alarm
Building Details
Year built
1920
Floors in Building
2
Number of units
2
Listing Agency:
Keller Williams Elite · Keller Williams Realty
(508) 695-4545
Added: Jul 8
Changed: Aug 22
Last Checked: Aug 24 at 9:06AM
MLS# 73546429
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.
Built in 1920, this 2,238-square-foot duplex contains two residential units, each arranged with two bedrooms, a full bathroom, living room, dining room, and kitchen. Hardwood floors run throughout both units, while steam heat is supplied through two gas zones. The electrical service has been upgraded to 200 amps, and the property includes washer and dryer units, a monitored ADT alarm, vinyl siding, and a full basement.
Outdoor and ancillary improvements include a covered porch, paved driveway parking for six vehicles, a workbench garage, and an 8x14 motorcycle shed. The property occupies 0.0997 acres in Fall River, with access to Route 24 nearby, and is zoned S. It will be delivered vacant at closing.
Outdoor and ancillary improvements include a covered porch, paved driveway parking for six vehicles, a workbench garage, and an 8x14 motorcycle shed. The property occupies 0.0997 acres in Fall River, with access to Route 24 nearby, and is zoned S. It will be delivered vacant at closing.
Key Highlights
- Two‑unit duplex with 2,238 square feet of property size
- Each unit includes 2 bedrooms, 1 full bath, living room, dining room, and kitchen
- Six off‑street parking spaces on a paved driveway
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
$39,995
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
6.67%
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%
$799,900
$799.9K
Cap Rate 7%
$571,357
$571.4K
Cap Rate 9%
$444,389
$444.4K
Market Conditions
NOI Build-Up for 2,238 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
$61.8K $27.60/SF
− Vacancy
−$4.6K −$2.07/SF
EGI
$57.1K $25.53/SF
− OpEx
−$17.1K −$7.66/SF
NOI
$40.0K $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%
$799,900
Cap Rate 7%
$571,357
Cap Rate 9%
$444,389
Alternative Uses
Best Use
Multifamily LT 5
$571.4K
$499.9K – $666.6K
NOI $39,995 @ 7.0% cap · market cap 6.67%
Second Best
Apartment 5plus
$531.0K
$464.6K – $619.5K
NOI $37,169 @ 7.0% cap · market cap 6.19%
Theoretical Best
Office A
$1.36M
$1.19M – $1.59M
NOI $95,403 @ 7.0% cap · market cap 15.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
177
Businesses Nearby
Explore this area
Business Placement
Demographics for 02723, MA
16,084
Population
7,976
Households
2
Avg Household Size
38
Median Age
13%
College-Educated
74%
High-School Grad
1.6 sq mi
ZIP Area
10,053
Density / Sq Mi
$41,789
Median Household Income
$40,140
Median Earnings
$1,058
Median Rent
$312,900
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 - Vacant at closing, with two bedrooms and one full bath in each unit.
Where is this duplex located?
The property is located at 28 Wingold Street Fall River, MA.
What is the asking price?
The asking price for this property is $600,000.
What are key features of this property?
This property features: Two‑unit duplex with 2,238 square feet of property size; Each unit includes 2 bedrooms, 1 full bath, living room, dining room, and kitchen; Six off‑street parking spaces on a paved driveway
