Two-Family Duplex with Detached
For Sale
$629,000
345 Sprague St, Fall River, MA 02724
Vacant two-unit home with preserved architectural details, separate porches, and a detached garage for storage or workshop use.
Property Size2,762 SF
Lot Size0.20 Acres
Price / SF$227.73
Days on Market23
Property Features for 345 Sprague St
General Information
Standard status
Active
Size
2,762 SF
Total Parking Spaces
2
Lot size
0.20 Acres
Property subtype
Residential Income
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$5,425
Amenities
porches
backyard
Building Details
Buildings
1
Listing Agency:
eXp Realty LLC
(508) 971-5593
Listed By:
Holly Bronhard · License #9531754
(508) 971-5593
Source:
Exprealty
Added: Aug 10
Changed: Aug 29
Last Checked: Aug 31 at 7:02PM
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 eXp Realty LLC
Investment Insights
Based on property information with market context.
This vacant two-family duplex offers 2,762 SF with a total of 6 bedrooms and 2 full baths. The interior retains hardwood flooring, solid wood doors, stained glass, vintage light fixtures, and original glass doorknobs. Each unit includes a kitchen with substantial cabinetry and a separate pantry, while porches serve both levels.
The property sits on a 0.198-acre lot at 345 Sprague St in Fall River, MA, with a spacious backyard and a detached two-stall garage. The garage has soaring ceilings and can accommodate storage, workshop space, or a car lift. Vinyl siding and vinyl windows provide low-maintenance exterior features. Shopping, dining, walking, and everyday amenities are nearby.
The property sits on a 0.198-acre lot at 345 Sprague St in Fall River, MA, with a spacious backyard and a detached two-stall garage. The garage has soaring ceilings and can accommodate storage, workshop space, or a car lift. Vinyl siding and vinyl windows provide low-maintenance exterior features. Shopping, dining, walking, and everyday amenities are nearby.
Key Highlights
- Vacant two‑family duplex with 6 bedrooms and 2 full baths
- 2,762 SF home on a 0.198‑acre lot
- Detached two‑stall garage with soaring ceilings
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
$49,360
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
7.85%
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%
$987,200
$987.2K
Cap Rate 7%
$705,143
$705.1K
Cap Rate 9%
$548,444
$548.4K
Market Conditions
NOI Build-Up for 2,762 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
$76.2K $27.60/SF
− Vacancy
−$5.7K −$2.07/SF
EGI
$70.5K $25.53/SF
− OpEx
−$21.2K −$7.66/SF
NOI
$49.4K $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%
$987,200
Cap Rate 7%
$705,143
Cap Rate 9%
$548,444
Alternative Uses
Best Use
Multifamily LT 5
$705.1K
$617.0K – $822.7K
NOI $49,360 @ 7.0% cap · market cap 7.85%
Second Best
Apartment 5plus
$655.3K
$573.4K – $764.5K
NOI $45,872 @ 7.0% cap · market cap 7.29%
Theoretical Best
Office A
$1.68M
$1.47M – $1.96M
NOI $117,741 @ 7.0% cap · market cap 18.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,127
Businesses Nearby
Explore this area
Business Placement
Demographics for 02724, MA
18,050
Population
8,808
Households
2
Avg Household Size
38
Median Age
15%
College-Educated
76%
High-School Grad
1.8 sq mi
ZIP Area
10,028
Density / Sq Mi
$49,809
Median Household Income
$42,334
Median Earnings
$1,105
Median Rent
$368,300
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 two-unit home with preserved architectural details, separate porches, and a detached garage for storage or workshop use.
Where is this duplex located?
The property is located at 345 Sprague St Fall River, MA.
What is the asking price?
The asking price for this property is $629,000.
What are key features of this property?
This property features: Vacant two‑family duplex with 6 bedrooms and 2 full baths; 2,762 SF home on a 0.198‑acre lot; Detached two‑stall garage with soaring ceilings
