Multi-Family Residential Income
For Sale
$640,000
65-67 Farnham Street, Fall River, MA 02720
For-sale residential income property located at 65-67 Farnham Street in Fall River, MA.
Property Size2,476 SF
Price / SF$258.48
Days on Market84
Property Features for 65-67 Farnham Street
General Information
Standard status
Active
Size
2,476 SF
Property subtype
Multi-family
Building Details
Year Built
1920
Listing Agency:
First Choice Patenaude R.E.
(508) 675-0642
Listed By:
Karen Charette · License #9501260
Source:
Milburyre
Added: May 29
Changed: Jul 21
Last Checked: Aug 20 at 9:15AM
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 First Choice Patenaude R.E.
Investment Insights
Based on property information with market context.
This for-sale multi-family residential income property at 65-67 Farnham Street in Fall River, Massachusetts offers an ownership opportunity within the “other multifamily” category. The building is presented as a residential income asset, aligning with investors or buyers seeking existing multifamily income characteristics.
The property is listed for sale with a stated building size of 2,476 square feet. Because the information provided does not include unit mix, condition details, or current occupancy/tenant status, prospective buyers should plan to confirm those specifics through due diligence.
For additional materials and scheduling, contact the listing broker for details on the property’s configuration and any available documents.
The property is listed for sale with a stated building size of 2,476 square feet. Because the information provided does not include unit mix, condition details, or current occupancy/tenant status, prospective buyers should plan to confirm those specifics through due diligence.
For additional materials and scheduling, contact the listing broker for details on the property’s configuration and any available documents.
Key Highlights
- Residential income property for sale at 65–67 Farnham Street in Fall River, MA
- Built in 1920
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
$41,122
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
6.43%
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%
$822,440
$822.4K
Cap Rate 7%
$587,457
$587.5K
Cap Rate 9%
$456,911
$456.9K
Market Conditions
NOI Build-Up for 2,476 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
$80.2K $32.40/SF
− Vacancy
−$5.5K −$2.20/SF
EGI
$74.8K $30.20/SF
− OpEx
−$33.6K −$13.59/SF
NOI
$41.1K $16.61/SF
Area
Bristol County, MA
Vacancy
6.80%
Lease Rate
$32.40 /SF/Yr
Expense Ratio
45.00%
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%
$822,440
Cap Rate 7%
$587,457
Cap Rate 9%
$456,911
Alternative Uses
Best Use
Apartment 5plus
$587.5K
$514.0K – $685.4K
NOI $41,122 @ 7.0% cap · market cap 6.43%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.51M
$1.32M – $1.76M
NOI $105,549 @ 7.0% cap · market cap 16.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,417
Businesses Nearby
Explore this area
Business Placement
Demographics for 02720, MA
31,209
Population
14,940
Households
2.1
Avg Household Size
41
Median Age
21%
College-Educated
81%
High-School Grad
13.2 sq mi
ZIP Area
2,364
Density / Sq Mi
$62,907
Median Household Income
$45,199
Median Earnings
$1,177
Median Rent
$361,800
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?
Multifamily property - For-sale residential income property located at 65-67 Farnham Street in Fall River, MA.
Where is this multifamily property located?
The property is located at 65-67 Farnham Street Fall River, MA.
What is the asking price?
The asking price for this property is $640,000.
What are key features of this property?
This property features: Residential income property for sale at 65–67 Farnham Street in Fall River, MA; Built in 1920
