Two-Unit Home with
For Sale
$600,000
28 Wingold Street, Fall River, MA 02723
Vacant duplex with hardwood interiors, updated electrical service, off-street parking, and supplemental storage buildings.
Property Size2,238 SF
Days on Market36
Property Features for 28 Wingold Street
General Information
Standard status
Active
Size
2,238 SF
Total Parking Spaces
6
Property subtype
2 Family - 2 Units Up/Down
Site & Location
Highway Access
Yes
Road Access
Yes
Utilities to Site
Yes
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$5,348
Amenities
hardwood floors
steam heat
ADT alarm
washer/dryer
vinyl siding
workbench garage
motorcycle shed
full basement
covered porch
paved driveway
Building Details
Building Size
2,238 SF
Year Built
1920
Buildings
1
Listing Agency:
Keller Williams Elite
(857) 269-0484
Listed By:
Brian O'Connell
Source:
Allisonmazer
Added: Jul 8
Changed: Aug 10
Last Checked: Aug 11 at 1:19PM
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 Keller Williams Elite
Investment Insights
Based on property information with market context.
Built in 1920, this duplex contains two separate units, each with two bedrooms, a full bathroom, living room, dining area, and kitchen. Hardwood flooring runs through both units, while steam heat is supplied by two gas zones. The electrical system has been upgraded to 200 amps. Additional features include a full basement, covered porch, workbench garage, 8x14 motorcycle shed, vinyl siding, and washer/dryer units that remain with the property. A monitored ADT alarm system is also in place. The property will be vacant at closing.
Located on Wingold Street in Fall River, the home sits near Route 24 with highway access nearby. Six off-street parking spaces are provided on a paved driveway. The address is 28 Wingold Street, Fall River, MA 02723.
Located on Wingold Street in Fall River, the home sits near Route 24 with highway access nearby. Six off-street parking spaces are provided on a paved driveway. The address is 28 Wingold Street, Fall River, MA 02723.
Key Highlights
- Two units, each with two bedrooms, one full bath, living room, dining room, and kitchen
- 200‑amp whole‑home electrical service
- 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
Current Use
Lease Details
2
Residential units
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
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 duplex with hardwood interiors, updated electrical service, off-street parking, and supplemental storage buildings.
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 units, each with two bedrooms, one full bath, living room, dining room, and kitchen; 200‑amp whole‑home electrical service; Six off‑street parking spaces on a paved driveway
