Renovated Duplex in Fall
For Sale
$439,900
89 Oak Street, Fall River, MA 02720
Well-maintained duplex with updated features, ideal for investment or living.
Property Size1,594 SF
Price / SF$275.97
Days on Market161
Property Features for 89 Oak Street
General Information
Standard status
Active
Size
1,594 SF
Property subtype
Multi-family / 2 Family - 2 Units Up/Down
Zoning
R
Taxes and HOA fees
Annual Taxes
$4,054
Amenities
City/Town Sewer, Public
No, .00
No
Wood
2.0
Full, Walk Out, Concrete Floor, Unfinished Basement
2
2.00
Fenced/Enclosed
Frame
Shingle
Level, Other
Deck
Building Details
Year Built
1921
Listing Agency:
Redlon Realty LLC
(774) 259-4057
Listed By:
Adam Walorz · License #9570473
(774) 259-4057
Source:
Compass
Added: Mar 13
Changed: Aug 8
Last Checked: Aug 8 at 12:43PM
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 Redlon Realty LLC
Investment Insights
Based on property information with market context.
This renovated duplex is located in Fall River. The property is a well-maintained two-family residence, presenting an investment opportunity where one unit can be occupied while the other is rented. Both apartments feature three bedrooms and layouts. The property includes appliances that are one year old, including a newer fridge, stove, washer, and dryer. The electrical system has been updated, and both kitchens are less than five years old. Both bathrooms have been updated within the last two years. All doors and windows have been replaced, and the floors have been refinished. The property features an on-demand hot water system and a fully vinyl-sided, maintenance-free exterior. The location provides convenient access to shopping, dining, and the highway. The property size is 1594 square feet.
Key Highlights
- Excellent investment opportunity: Live in one unit and rent the other.
- Fully renovated: Enjoy updated electrical, less than 5‑year‑old kitchens, and less than 2‑year‑old bathrooms.
- New appliances: Features 1‑year‑old appliances including fridge, stove, washer, and dryer.
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
$28,486
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
6.48%
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%
$569,720
$569.7K
Cap Rate 7%
$406,943
$406.9K
Cap Rate 9%
$316,511
$316.5K
Market Conditions
NOI Build-Up for 1,594 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
$44.0K $27.60/SF
− Vacancy
−$3.3K −$2.07/SF
EGI
$40.7K $25.53/SF
− OpEx
−$12.2K −$7.66/SF
NOI
$28.5K $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%
$569,720
Cap Rate 7%
$406,943
Cap Rate 9%
$316,511
Alternative Uses
Best Use
Multifamily LT 5
$406.9K
$356.1K – $474.8K
NOI $28,486 @ 7.0% cap · market cap 6.48%
Second Best
Apartment 5plus
$378.2K
$330.9K – $441.2K
NOI $26,474 @ 7.0% cap · market cap 6.02%
Theoretical Best
Office A
$970.7K
$849.4K – $1.13M
NOI $67,950 @ 7.0% cap · market cap 15.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3,350
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?
Duplex - Well-maintained duplex with updated features, ideal for investment or living.
Where is this duplex located?
The property is located at 89 Oak Street Fall River, MA.
What is the asking price?
The asking price for this property is $439,900.
What are key features of this property?
This property features: Excellent investment opportunity: Live in one unit and rent the other.; Fully renovated: Enjoy updated electrical, less than 5‑year‑old kitchens, and less than 2‑year‑old bathrooms.; New appliances: Features 1‑year‑old appliances including fridge, stove, washer, and dryer.
