Renovated Duplex With Legal
For Sale
Under Contract
$715,000
435 Stetson St, Fall River, MA 02720
Residential Income, Fall River, MA
Property Size3,036 SF
Lot Size0.11 Acres
Price / SF$235.51
Days on Market49
Property Features for 435 Stetson St
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
S
Bedrooms
7
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 7, Bedroom 6, Bedroom 3, Bedroom 5, Bathroom 2, Bathroom 3, Bathroom 1, Bedroom 4, Bedroom 1, Bedroom 2
Parking
6
Directions
President Ave to Stetson st
Standard status
Active Under Contract
APN
2834626
Size
3,036 SF
Lot size
0.11 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
4701
Building Details
Year built
1920
Floors in Building
3
Number of units
2
Listing Agency:
Keller Williams South Watuppa · Keller Williams Realty
(508) 677-3233
Listed By:
Clifford Ponte · License #9554597
(508) 675-0995
Added: Jul 18
Changed: Sep 3
Last Checked: Sep 4 at 3:06PM
MLS# 73551826
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 3,036-square-foot duplex includes two open-concept three-bedroom units and a legal accessory dwelling unit. The first-floor residence and ADU will be delivered vacant. Renovations include updated electrical service, new roofing on both the main house and detached garage, and cedar shingle siding. The property also provides ample off-street parking and a detached two-car garage on a 0.109-acre lot.
Built in 1920 and located in Fall River’s Upper Highlands neighborhood, the home is positioned near major highways, schools, and everyday amenities. The residential configuration supports separate living arrangements within the main building along with additional space in the ADU, subject to applicable requirements.
Built in 1920 and located in Fall River’s Upper Highlands neighborhood, the home is positioned near major highways, schools, and everyday amenities. The residential configuration supports separate living arrangements within the main building along with additional space in the ADU, subject to applicable requirements.
Key Highlights
- 3,036 square feet with two three‑bedroom units and a legal ADU
- First‑floor unit and ADU to be delivered vacant
- Fully renovated duplex with updated electrical service
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
Property Profile
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
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 - Fully renovated two-family property with flexible accessory dwelling space, off-street parking, and a detached two-car garage.
Where is this duplex 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: 3,036 square feet with two three‑bedroom units and a legal ADU; First‑floor unit and ADU to be delivered vacant; Fully renovated duplex with updated electrical service
