Three-Unit Property With Vacant
For Sale
$629,999
646 Birch St, Fall River, MA 02724
Residential Income, Fall River, MA
Property Size2,619 SF
Lot Size0.09 Acres
Price / SF$240.55
Days on Market47
Property Features for 646 Birch St
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
9
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 1, Bedroom 9, Bathroom 2, Bedroom 6, Bathroom 3, Bedroom 5, Bedroom 2, Bedroom 7, Bedroom 4, Bathroom 1, Bedroom 3, Bedroom 8
Parking
1
Directions
Use gps
Standard status
Active
APN
M:0B11 B:0000 L:0053,3927763
Size
2,619 SF
Lot size
0.09 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
5783
Amenities
backyard
full basement
laundry hook ups
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: Jul 16
Changed: Aug 19
Last Checked: Aug 31 at 11:06AM
MLS# 73550854
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 2,619-square-foot triplex contains three residential units, each with three bedrooms. The first- and second-floor units will be vacant at closing, while the property also offers a full basement with laundry hookups and storage space. A backyard provides additional outdoor area. Gas and electric utilities are separately metered for each unit.
Located at 646 Birch St in Fall River, the property sits back from the main road and is near parks, schools, and major routes. Updates include plumbing, electrical service, vinyl siding, and the roof, all completed less than 10 years ago. Each of the three hot water tanks was replaced within the last 5 years or less. The lot measures 0.0886 acres, and the home was built in 1900.
Located at 646 Birch St in Fall River, the property sits back from the main road and is near parks, schools, and major routes. Updates include plumbing, electrical service, vinyl siding, and the roof, all completed less than 10 years ago. Each of the three hot water tanks was replaced within the last 5 years or less. The lot measures 0.0886 acres, and the home was built in 1900.
Key Highlights
- Three‑unit triplex with 3 bedrooms in each unit
- First- and second‑floor units delivered vacant
- 2,619 square feet on a 0.0886‑acre lot
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
$46,804
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
7.43%
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%
$936,080
$936.1K
Cap Rate 7%
$668,629
$668.6K
Cap Rate 9%
$520,044
$520.0K
Market Conditions
NOI Build-Up for 2,619 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
$72.3K $27.60/SF
− Vacancy
−$5.4K −$2.07/SF
EGI
$66.9K $25.53/SF
− OpEx
−$20.1K −$7.66/SF
NOI
$46.8K $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%
$936,080
Cap Rate 7%
$668,629
Cap Rate 9%
$520,044
Alternative Uses
Best Use
Multifamily LT 5
$668.6K
$585.1K – $780.1K
NOI $46,804 @ 7.0% cap · market cap 7.43%
Second Best
Apartment 5plus
$621.4K
$543.7K – $725.0K
NOI $43,497 @ 7.0% cap · market cap 6.90%
Theoretical Best
Office A
$1.59M
$1.40M – $1.86M
NOI $111,645 @ 7.0% cap · market cap 17.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
752
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 - Three three-bedroom units with updated major systems, separate utilities, basement laundry hookups, and outdoor space.
Where is this triplex located?
The property is located at 646 Birch St Fall River, MA.
What is the asking price?
The asking price for this property is $629,999.
What are key features of this property?
This property features: Three‑unit triplex with 3 bedrooms in each unit; First- and second‑floor units delivered vacant; 2,619 square feet on a 0.0886‑acre lot
