Spacious Two-Unit Multi-Family
For Sale
$475,000
334 Fountain St, Fall River, MA 02721
Two-unit multi-family with off-street parking and convenient location.
Property Size2,132 SF
Price / SF$222.80
Days on Market120
Property Features for 334 Fountain St
General Information
Standard status
Active
Size
2,132 SF
Property subtype
Investment
Taxes and HOA fees
Annual Taxes
$4,498
Building Details
Building Size
2,132 SF
Year Built
1900
Stories
3
Units
2
Listing Agency:
(617) 548-9914
Listed By:
Kenneth Kirk
(617) 548-9914
Source:
Elliman
Added: Apr 24
Changed: Aug 15
Last Checked: Aug 20 at 10:23AM
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 Kenneth Kirk
Investment Insights
Based on property information with market context.
This two-unit multi-family property offers a total of 2,132 square feet, featuring 6 bedrooms and 2 full bathrooms. Both units are fully vacant, providing immediate flexibility for customization or leasing at current market rates. The property includes off-street parking for up to 4 cars. It is located minutes from major highways, with access to amenities and commutes to Boston, MA (53 minutes), Providence, RI (20 minutes), and Newport, RI (29 minutes). The bike score is 58, indicating it is bikeable, the walk score is 91, indicating it is a walker's paradise, and the transit score is 49, indicating some transit options are available.
Key Highlights
- Fully vacant two‑unit multi‑family property offering immediate rental income potential or owner‑occupancy flexibility.
- Off‑street parking for up to 4 cars, a rare and valuable amenity.
- Ideal for owner‑occupancy with rental income potential.
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
$38,101
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
8.02%
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%
$762,020
$762.0K
Cap Rate 7%
$544,300
$544.3K
Cap Rate 9%
$423,344
$423.3K
Market Conditions
NOI Build-Up for 2,132 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
$58.8K $27.60/SF
− Vacancy
−$4.4K −$2.07/SF
EGI
$54.4K $25.53/SF
− OpEx
−$16.3K −$7.66/SF
NOI
$38.1K $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%
$762,020
Cap Rate 7%
$544,300
Cap Rate 9%
$423,344
Alternative Uses
Best Use
Multifamily LT 5
$544.3K
$476.3K – $635.0K
NOI $38,101 @ 7.0% cap · market cap 8.02%
Second Best
Apartment 5plus
$505.8K
$442.6K – $590.2K
NOI $35,409 @ 7.0% cap · market cap 7.45%
Theoretical Best
Office A
$1.30M
$1.14M – $1.51M
NOI $90,885 @ 7.0% cap · market cap 19.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,000
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?
Duplex - Two-unit multi-family with off-street parking and convenient location.
Where is this duplex located?
The property is located at 334 Fountain St Fall River, MA.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: Fully vacant two‑unit multi‑family property offering immediate rental income potential or owner‑occupancy flexibility.; Off‑street parking for up to 4 cars, a rare and valuable amenity.; Ideal for owner‑occupancy with rental income potential.
