Townhouse-Style
For Sale
$449,000
30 Orange St, Fall River, MA 02720
MULTI_FAMILY - Fall River, MA
Property Size1,411 SF
Lot Size0.06 Acres
Price / SF$318.21
Days on Market50
Property Features for 30 Orange St
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
B
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bathroom 1, Bedroom 4, Bedroom 1, Bathroom 2, Bedroom 2
Parking
4
Elementary school
Mary Fonseca
Middle school
Talbot Innovation
High school
Bmcdhs
Directions
Bedford Street to Orange Street
Standard status
Active
APN
M:0M13 B:0000 L:0039,2832253
Size
1,411 SF
Lot size
0.06 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
3272
Building Details
Year built
1925
Floors in Building
3
Number of units
2
Listing Agency:
RE/MAX Platinum · RE/MAX International
(781) 484-1957
Listed By:
Scott Jones Jr
(781) 844-5070
Added: Jun 25
Changed: Aug 2
Last Checked: Aug 13 at 1:06AM
MLS# 73541563
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.
This townhouse-style duplex offers two separate living spaces with distinct kitchens and full baths. The first-floor unit includes 2 bedrooms and 1 full bath, along with a spacious living area, a functional kitchen, and basement laundry. The second-floor unit features 3 bedrooms and 1 full bath, with a bright living area and its own kitchen.
Recent major updates include a new roof in 2024 and a new heating system in 2026. Built in 1925, the property sits on a 0.0605-acre lot and totals 1,411 square feet. Zoning is B.
Conveniently located near major routes and everyday needs, the home is close to restaurants, shopping, schools, supermarkets, and the new Fall River train station.
Recent major updates include a new roof in 2024 and a new heating system in 2026. Built in 1925, the property sits on a 0.0605-acre lot and totals 1,411 square feet. Zoning is B.
Conveniently located near major routes and everyday needs, the home is close to restaurants, shopping, schools, supermarkets, and the new Fall River train station.
Key Highlights
- Two separate duplex units, each with its own kitchen and 1 full bath
- First‑floor unit: 2 bedrooms, basement laundry, and a spacious living area
- Second‑floor unit: 3 bedrooms and a bright living area
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
$25,216
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
5.62%
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%
$504,320
$504.3K
Cap Rate 7%
$360,229
$360.2K
Cap Rate 9%
$280,178
$280.2K
Market Conditions
NOI Build-Up for 1,411 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
$38.9K $27.60/SF
− Vacancy
−$2.9K −$2.07/SF
EGI
$36.0K $25.53/SF
− OpEx
−$10.8K −$7.66/SF
NOI
$25.2K $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%
$504,320
Cap Rate 7%
$360,229
Cap Rate 9%
$280,178
Alternative Uses
Best Use
Multifamily LT 5
$360.2K
$315.2K – $420.3K
NOI $25,216 @ 7.0% cap · market cap 5.62%
Second Best
Apartment 5plus
$334.8K
$292.9K – $390.6K
NOI $23,434 @ 7.0% cap · market cap 5.22%
Theoretical Best
Office A
$859.3K
$751.9K – $1.00M
NOI $60,149 @ 7.0% cap · market cap 13.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,966
Businesses Nearby
Explore this area
Business Placement
Demographics for 02720, MA
31,209
Population
14,940
Households
2.1
Avg Household Size
41
Median Age
21%
College-Educated
81%
High-School Grad
13.2 sq mi
ZIP Area
2,364
Density / Sq Mi
$62,907
Median Household Income
$45,199
Median Earnings
$1,177
Median Rent
$361,800
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?
Duplex - Two-family duplex with a 2-bedroom and 3-bedroom unit, each with its own kitchen and full bath.
Where is this duplex located?
The property is located at 30 Orange St Fall River, MA.
What is the asking price?
The asking price for this property is $449,000.
What are key features of this property?
This property features: Two separate duplex units, each with its own kitchen and 1 full bath; First‑floor unit: 2 bedrooms, basement laundry, and a spacious living area; Second‑floor unit: 3 bedrooms and a bright living area
