Triplex with Two-Car
For Sale
$775,000
48 Tuttle St, Fall River, MA 02724
A renovated first-floor unit is vacant, while the upper units are occupied by tenants at will.
Property Size2,700 SF
Days on Market62
Property Features for 48 Tuttle St
General Information
Standard status
Active
Size
2,700 SF
Property subtype
Investment
Taxes and HOA fees
Annual Taxes
$4,634
Building Details
Building Size
2,700 SF
Year Built
1900
Stories
3
Units
3
Listing Agency:
(508) 951-4104
Listed By:
Team ROSO · License #451503874
(508) 951-4104
Source:
Elliman
Added: Jul 1
Changed: Aug 29
Last Checked: Aug 30 at 9:57PM
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 Team ROSO
Investment Insights
Based on property information with market context.
This three-unit residential income property was built in 1900 and includes a two-car garage plus a full basement. The first-floor unit has been fully renovated and will be delivered vacant. The second- and third-floor units are occupied by tenants at will, providing an existing occupancy component alongside the available lower-level unit.
Located at 48 Tuttle St in Fall River, Massachusetts, the property has a Walk Score of 86, a Bike Score of 67, and a Transit Score of 43. Showings require an appointment.
Located at 48 Tuttle St in Fall River, Massachusetts, the property has a Walk Score of 86, a Bike Score of 67, and a Transit Score of 43. Showings require an appointment.
Key Highlights
- Fully renovated first‑floor unit delivered vacant
- Second- and third‑floor units occupied by tenants at will
- Two‑car garage included
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
$48,252
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
6.23%
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%
$965,040
$965.0K
Cap Rate 7%
$689,314
$689.3K
Cap Rate 9%
$536,133
$536.1K
Market Conditions
NOI Build-Up for 2,700 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
$74.5K $27.60/SF
− Vacancy
−$5.6K −$2.07/SF
EGI
$68.9K $25.53/SF
− OpEx
−$20.7K −$7.66/SF
NOI
$48.3K $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%
$965,040
Cap Rate 7%
$689,314
Cap Rate 9%
$536,133
Alternative Uses
Best Use
Multifamily LT 5
$689.3K
$603.2K – $804.2K
NOI $48,252 @ 7.0% cap · market cap 6.23%
Second Best
Apartment 5plus
$640.6K
$560.5K – $747.4K
NOI $44,842 @ 7.0% cap · market cap 5.79%
Theoretical Best
Office A
$1.64M
$1.44M – $1.92M
NOI $115,098 @ 7.0% cap · market cap 14.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,133
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Triplex - A renovated first-floor unit is vacant, while the upper units are occupied by tenants at will.
Where is this triplex located?
The property is located at 48 Tuttle St Fall River, MA.
What is the asking price?
The asking price for this property is $775,000.
What are key features of this property?
This property features: Fully renovated first‑floor unit delivered vacant; Second- and third‑floor units occupied by tenants at will; Two‑car garage included
