Updated Triplex with New
New
For Sale
$639,000
89 Rockland St, Fall River, MA 02724
Residential Income, Fall River, MA
Property Size2,871 SF
Lot Size0.10 Acres
Price / SF$222.57
Days on Market3
Property Features for 89 Rockland St
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R-4
Bedrooms
6
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 5, Bedroom 3, Bedroom 1, Bathroom 1, Bathroom 2, Bedroom 2, Bedroom 6, Bathroom 3, Bedroom 4
Directions
Please use GPS
Standard status
Active
APN
M:000G B:0018 L:0070,4385764
Size
2,871 SF
Lot size
0.10 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
4601
Building Details
Year built
1900
Floors in Building
3
Number of units
3
Listing Agency:
Keller Williams South Watuppa · Keller Williams Realty
(508) 677-3233
Listed By:
Clifford Ponte · License #9554597
(508) 677-3233
Added: Aug 29
Changed: Aug 30
Last Checked: Aug 31 at 9:06AM
MLS# 73569754
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.
Built in 1900, this Fall River triplex contains three occupied residential units within 2,871 square feet on a 0.0989-acre lot. The property is zoned R-4 and is currently leased to Tenants at Will.
Recent work includes a roof replacement and exterior painting in 2023, soffit, fascia, and gutter replacement in October 2024, a new water heater serving unit 3 in June 2024, and an updated space heater in November 2024. Whole-house blown-in insulation was added in July 2025. The property is located at 89 Rockland St in Fall River, Massachusetts, within Bristol County.
Recent work includes a roof replacement and exterior painting in 2023, soffit, fascia, and gutter replacement in October 2024, a new water heater serving unit 3 in June 2024, and an updated space heater in November 2024. Whole-house blown-in insulation was added in July 2025. The property is located at 89 Rockland St in Fall River, Massachusetts, within Bristol County.
Key Highlights
- Three‑unit triplex with 2,871 square feet
- New roof completed in 2023
- 0.0989‑acre lot zoned R‑4
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
$51,308
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
8.03%
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%
$1,026,160
$1.0M
Cap Rate 7%
$732,971
$733.0K
Cap Rate 9%
$570,089
$570.1K
Market Conditions
NOI Build-Up for 2,871 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
$79.2K $27.60/SF
− Vacancy
−$5.9K −$2.07/SF
EGI
$73.3K $25.53/SF
− OpEx
−$22.0K −$7.66/SF
NOI
$51.3K $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%
$1,026,160
Cap Rate 7%
$732,971
Cap Rate 9%
$570,089
Alternative Uses
Best Use
Multifamily LT 5
$733.0K
$641.4K – $855.1K
NOI $51,308 @ 7.0% cap · market cap 8.03%
Second Best
Apartment 5plus
$681.2K
$596.0K – $794.7K
NOI $47,682 @ 7.0% cap · market cap 7.46%
Theoretical Best
Office A
$1.75M
$1.53M – $2.04M
NOI $122,387 @ 7.0% cap · market cap 19.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,503
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
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Frequently Asked Questions
What type of property is this?
Triplex - Three occupied units feature recent exterior, mechanical, and insulation improvements.
Where is this triplex located?
The property is located at 89 Rockland St Fall River, MA.
What is the asking price?
The asking price for this property is $639,000.
What are key features of this property?
This property features: Three‑unit triplex with 2,871 square feet; New roof completed in 2023; 0.0989‑acre lot zoned R‑4
