Renovated Three-Unit
For Sale
$715,000
Pending
435 Stetson St, Fall River, MA 02720
Fully renovated two-family home with a legal ADU, offering two 3-bedroom units plus an accessory dwelling unit.
Property Size3,036 SF
Days on Market60
Property Features for 435 Stetson St
General Information
Standard status
Pending
Size
3,036 SF
Total Parking Spaces
2
Property subtype
2 Family - 2 Units Up/Down
Additional Details
Highway Access
Yes
Multifamily Units
3
Building Details
Building Size
3,036 SF
Year Built
1920
Listing Agency:
Keller Williams South Watuppa
(508) 677-3233
Listed By:
The Vision Group
(401) 648-1692
Source:
Iverty
Added: Jul 18
Changed: Sep 14
Last Checked: Sep 14 at 8:11AM
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 South Watuppa
Investment Insights
Based on property information with market context.
This fully renovated multi-family residence includes two open-concept 3-bedroom units and a legal accessory dwelling unit, providing a three-family style setup. The first floor and ADU will be delivered vacant, supporting an owner-occupant or investor scenario.
The exterior features classic cedar shingle siding, updated electrical service, new roofs on the main home and detached garage, and ample off-street parking. A spacious two-car garage is also included.
Conveniently located near major highways, schools, and everyday amenities, the property is positioned as a turnkey option with updated living spaces and existing off-street parking.
The exterior features classic cedar shingle siding, updated electrical service, new roofs on the main home and detached garage, and ample off-street parking. A spacious two-car garage is also included.
Conveniently located near major highways, schools, and everyday amenities, the property is positioned as a turnkey option with updated living spaces and existing off-street parking.
Key Highlights
- Fully renovated two‑family home with a legal ADU
- Two spacious, open‑concept 3‑bedroom units plus an accessory dwelling unit for extra flexibility
- 1st floor and ADU will be delivered vacant
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
$54,256
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
7.59%
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%
$1,085,120
$1.1M
Cap Rate 7%
$775,086
$775.1K
Cap Rate 9%
$602,844
$602.8K
Market Conditions
NOI Build-Up for 3,036 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
$83.8K $27.60/SF
− Vacancy
−$6.3K −$2.07/SF
EGI
$77.5K $25.53/SF
− OpEx
−$23.3K −$7.66/SF
NOI
$54.3K $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%
$1,085,120
Cap Rate 7%
$775,086
Cap Rate 9%
$602,844
Alternative Uses
Best Use
Multifamily LT 5
$775.1K
$678.2K – $904.3K
NOI $54,256 @ 7.0% cap · market cap 7.59%
Second Best
Apartment 5plus
$720.3K
$630.3K – $840.4K
NOI $50,423 @ 7.0% cap · market cap 7.05%
Theoretical Best
Office A
$1.85M
$1.62M – $2.16M
NOI $129,421 @ 7.0% cap · market cap 18.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
3
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,372
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Triplex - Fully renovated two-family home with a legal ADU, offering two 3-bedroom units plus an accessory dwelling unit.
Where is this triplex located?
The property is located at 435 Stetson St Fall River, MA.
What is the asking price?
The asking price for this property is $715,000.
What are key features of this property?
This property features: Fully renovated two‑family home with a legal ADU; Two spacious, open‑concept 3‑bedroom units plus an accessory dwelling unit for extra flexibility; 1st floor and ADU will be delivered vacant
