Well-Maintained 3-Family
For Sale
$629,999
646 Birch Street, Fall River, MA 02724
Three residential units each offer 3 bedrooms, with updates including plumbing, electric, siding, and a roof under 10 years.
Property Size2,619 SF
Price / SF$240.55
Days on Market68
Property Features for 646 Birch Street
General Information
Standard status
Active
Size
2,619 SF
Property subtype
Multi-family
Additional Details
Utilities to Site
Yes
Multifamily Units
3
Building Details
Year Built
1900
Listing Agency:
RE/MAX Vantage
Listed By:
Josiah Cordero
(978) 658-2345
Source:
Wilsonwolfe
Added: Jun 15
Changed: Aug 21
Last Checked: Aug 21 at 11:28AM
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 RE/MAX Vantage
Investment Insights
Based on property information with market context.
This well-maintained 3-family residence offers three units, each with 3 bedrooms. The second and first-floor units are delivered vacant, providing flexibility for an owner-occupant or an investor. Recent improvements include new plumbing, new electric, vinyl siding, and a roof completed less than 10 years ago. All three hot water tanks have been replaced within the last five years or less.
The property is set off the main road and includes a backyard and a full basement. The basement features laundry hook-ups and provides additional storage space. Separate utilities for gas and electric are already in place.
The home is located for everyday convenience near parks, schools, and major routes, supporting an easy daily commute.
The property is set off the main road and includes a backyard and a full basement. The basement features laundry hook-ups and provides additional storage space. Separate utilities for gas and electric are already in place.
The home is located for everyday convenience near parks, schools, and major routes, supporting an easy daily commute.
Key Highlights
- Well‑maintained 3‑family built in 1900 with each unit offering 3 bedrooms.
- Second and 1st floor units delivered vacant for buyers, supporting owner‑occupant or investor use.
- Recent updates include new plumbing, electric, vinyl siding, and a roof all less than 10 years old.
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
709
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 residential units each offer 3 bedrooms, with updates including plumbing, electric, siding, and a roof under 10 years.
Where is this triplex located?
The property is located at 646 Birch Street 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: Well‑maintained 3‑family built in 1900 with each unit offering 3 bedrooms.; Second and 1st floor units delivered vacant for buyers, supporting owner‑occupant or investor use.; Recent updates include new plumbing, electric, vinyl siding, and a roof all less than 10 years old.
