Updated Two-Family
New
For Sale
$629,000
559-561 S Almond St, Fall River, MA 02724
Two residential units offer separate utilities, basement access, and private outdoor space.
Property Size2,754 SF
Days on Market4
Property Features for 559-561 S Almond St
General Information
Standard status
Active
Size
2,754 SF
Property subtype
Investment
Site & Location
Highway Access
Yes
Public Transit
Yes
Utilities to Site
Yes
Units
Unit Mix
2 x 3BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$5,044
Building Details
Building Size
2,754 SF
Year Built
1900
Buildings
1
Stories
2
Units
2
Listing Agency:
Ponte & Associates Real Estate
(508) 328-8500
Listed By:
Joseph Ponte
(508) 328-8500
Source:
Elliman
Added: Aug 21
Changed: Aug 22
Last Checked: Aug 24 at 7:03AM
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 Ponte & Associates Real Estate
Investment Insights
Based on property information with market context.
Built in 1900, this two-family duplex contains two residences, each with three bedrooms, a double parlor, kitchen, and full bathroom. Hardwood flooring and tall ceilings are featured throughout. The second-floor residence has been fully redone with a modern finish. The first floor connects to a partially finished basement with a half bathroom, washer and dryer hookups, and room for storage or additional use. Recent property updates include the roof, plumbing, gas systems, windows, and heating system.
The property includes a paved driveway, one-car garage, and fenced backyard with a mature grapevine. Each unit has separate electric and gas utilities. The address offers access to Routes 195, 24, and 6 and is located near a train station. Walk Score is 74, Bike Score is 46, and Transit Score is 35.
The property includes a paved driveway, one-car garage, and fenced backyard with a mature grapevine. Each unit has separate electric and gas utilities. The address offers access to Routes 195, 24, and 6 and is located near a train station. Walk Score is 74, Bike Score is 46, and Transit Score is 35.
Key Highlights
- 2‑unit duplex with 3 bedrooms, double parlor, kitchen, and full bathroom in each residence
- Second‑floor unit fully redone with a modern finish
- Partially finished basement includes a half bathroom and washer and dryer hookups
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
$49,217
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
7.82%
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%
$984,340
$984.3K
Cap Rate 7%
$703,100
$703.1K
Cap Rate 9%
$546,856
$546.9K
Market Conditions
NOI Build-Up for 2,754 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
$76.0K $27.60/SF
− Vacancy
−$5.7K −$2.07/SF
EGI
$70.3K $25.53/SF
− OpEx
−$21.1K −$7.66/SF
NOI
$49.2K $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%
$984,340
Cap Rate 7%
$703,100
Cap Rate 9%
$546,856
Alternative Uses
Best Use
Multifamily LT 5
$703.1K
$615.2K – $820.3K
NOI $49,217 @ 7.0% cap · market cap 7.82%
Second Best
Apartment 5plus
$653.4K
$571.7K – $762.3K
NOI $45,739 @ 7.0% cap · market cap 7.27%
Theoretical Best
Office A
$1.68M
$1.47M – $1.96M
NOI $117,400 @ 7.0% cap · market cap 18.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Yes
Utilities to site
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 - Two residential units offer separate utilities, basement access, and private outdoor space.
Where is this duplex located?
The property is located at 559-561 S Almond 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: 2‑unit duplex with 3 bedrooms, double parlor, kitchen, and full bathroom in each residence; Second‑floor unit fully redone with a modern finish; Partially finished basement includes a half bathroom and washer and dryer hookups
