Two-Family Residential Income
For Sale
$520,000
77 Fulton St, Fall River, MA 02720
Two-unit property with off-street parking and a garage, suited for owner-occupants or rental investors.
Property Size2,394 SF
Price / SF$217.21
Days on Market97
Property Features for 77 Fulton St
General Information
Standard status
Active
Size
2,394 SF
Property subtype
Multi Family Home
Additional Details
Highway Access
Yes
Multifamily Units
2
Building Details
Year Built
1925
Listing Agency:
Keller Williams South Watuppa
(508) 677-3233
Listed By:
Timothy Ponte
(774) 955-4015
Source:
Alliancepartnersre
Added: Jun 3
Changed: Jul 10
Last Checked: Jul 24 at 1:25PM
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 Keller Williams South Watuppa
Investment Insights
Based on property information with market context.
This two-family residence offers approximately 2,394 square feet of living space with a total of six bedrooms and 2.5 bathrooms. The home features generous room sizes and classic character throughout, supporting flexible living and rental configurations. The property sits on a lot of 6,000+ square feet and includes off-street parking and a garage. The sale is being offered as-is, with buyer and buyer’s agent to conduct their own due diligence.
The property is located in Fall River with convenience to shopping, schools, public transportation, major highways, and local amenities. The listing also notes an easy-access location to major routes.
For tenants, buyers, or owner-occupants, the two-family setup allows for options such as residing in one unit while renting the other. With off-street parking and a garage, the home supports everyday convenience for occupants. The combination of multiple bedrooms, shared overall layout, and practical parking makes it a functional fit for those seeking a straightforward residential income property.
The property is located in Fall River with convenience to shopping, schools, public transportation, major highways, and local amenities. The listing also notes an easy-access location to major routes.
For tenants, buyers, or owner-occupants, the two-family setup allows for options such as residing in one unit while renting the other. With off-street parking and a garage, the home supports everyday convenience for occupants. The combination of multiple bedrooms, shared overall layout, and practical parking makes it a functional fit for those seeking a straightforward residential income property.
Key Highlights
- Two‑family (2‑unit) property built in 1925 with approximately 2,394 SF of living space
- Features 6 bedrooms and 2.5 bathrooms total
- Situated on a 6,000+ SF lot with off‑street parking
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
$42,783
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
8.23%
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%
$855,660
$855.7K
Cap Rate 7%
$611,186
$611.2K
Cap Rate 9%
$475,367
$475.4K
Market Conditions
NOI Build-Up for 2,394 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
$66.1K $27.60/SF
− Vacancy
−$5.0K −$2.07/SF
EGI
$61.1K $25.53/SF
− OpEx
−$18.3K −$7.66/SF
NOI
$42.8K $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%
$855,660
Cap Rate 7%
$611,186
Cap Rate 9%
$475,367
Alternative Uses
Best Use
Multifamily LT 5
$611.2K
$534.8K – $713.1K
NOI $42,783 @ 7.0% cap · market cap 8.23%
Second Best
Apartment 5plus
$568.0K
$497.0K – $662.7K
NOI $39,760 @ 7.0% cap · market cap 7.65%
Theoretical Best
Office A
$1.46M
$1.28M – $1.70M
NOI $102,053 @ 7.0% cap · market cap 19.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,002
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two-unit property with off-street parking and a garage, suited for owner-occupants or rental investors.
Where is this duplex located?
The property is located at 77 Fulton St Fall River, MA.
What is the asking price?
The asking price for this property is $520,000.
What are key features of this property?
This property features: Two‑family (2‑unit) property built in 1925 with approximately 2,394 SF of living space; Features 6 bedrooms and 2.5 bathrooms total; Situated on a 6,000+ SF lot with off‑street parking
