Renovated Triplex with Two-Car
For Sale
$774,900
48 Tuttle St, Fall River, MA 02724
MULTI_FAMILY - Fall River, MA
Property Size2,700 SF
Lot Size0.13 Acres
Price / SF$287
Days on Market51
Property Features for 48 Tuttle St
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
9
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 8, Bedroom 6, Bedroom 9, Bedroom 7, Bedroom 2, Bathroom 3, Bedroom 5, Bedroom 1, Bathroom 2, Bedroom 3, Bathroom 1, Bedroom 4
Parking
8
Directions
Use GPS
Standard status
Active
APN
M:0B16 B:0000 L:0026,2821369
Size
2,700 SF
Lot size
0.13 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
4634
Amenities
full basement
Building Details
Year built
1900
Floors in Building
3
Number of units
3
Listing Agency:
RE/MAX Vantage · RE/MAX International
(774) 992-0297
Listed By:
Eddie Lopez
(508) 999-4424
Added: Jun 25
Changed: Aug 3
Last Checked: Aug 14 at 6:06AM
MLS# 73542106
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 triplex offers a fully renovated first-floor unit that will be delivered vacant, giving the next owner flexibility to occupy, renovate further, or place a qualified tenant. The second and third-floor units are currently occupied by tenants at will, providing immediate occupancy while allowing room to adjust tenancy and unit strategy over time.
The property includes a two-car garage and a full basement, which can support storage, workshop, or other flex uses. Set on a 0.1299-acre lot, the building was constructed in 1900 and totals 2,700 square feet.
Showings are by appointment.
The property includes a two-car garage and a full basement, which can support storage, workshop, or other flex uses. Set on a 0.1299-acre lot, the building was constructed in 1900 and totals 2,700 square feet.
Showings are by appointment.
Key Highlights
- Fully renovated first‑floor unit delivered vacant
- Second and third‑floor units occupied by tenants at will
- Two‑car garage plus full basement for storage or flex use
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
Lease Details
3
Residential units
Multi-tenant
Tenancy
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
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Frequently Asked Questions
What type of property is this?
Triplex - Triplex with a fully renovated first-floor unit delivered vacant, plus two-car garage and a full basement.
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 $774,900.
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 plus full basement for storage or flex use
