28 Church St · North Attleborough Town, MA 02760

$1,525,000

7 bd · 7.0 ba · 4,798 sqft · MultiFamily public records · 77 Days on market

Built 1910 0.35 ac lot $318/sqft · 88% above area

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Schools +4.8/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 7 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

RARE INVESTMENT OPPORTUNITY. Well-maintained 7-unit multifamily in the heart of downtown North Attleboro. Long Term Tenants. This asset boasts strong cash flow with significant upside potential. The property features - large 6 one-bedroom units and 1 two-bedroom unit, each with its own private entrance, wood flooring. Tenants pay own electric (separately metered) Heat and hot water are landlord-paid with 7 individual energy-efficient zones. Town water & sewer. The building is vinyl sided with decks, asphalt shingle roof (2006), updated windows (2008), water heater (2023), heating system (2018), 10 deeded off-street parking spaces, driveway sealed (2025), irrigation system, secured storage units in the bsmt, washer/dryer coinop in basement. Automated fire alarm system. Conveniently located near major routes/highways/shopping/dinning/public transportation.

Key facts

• Wood flooring
• Vinyl sided
• 7 unit multifamily

Tags

• 7 UNIT MULTIFAMILY
• PRIVATE ENTRANCE
• WOOD FLOORING
• ENERGY EFFICIENT ZONES
• VINYL SIDED
• DECKS

What this means for you Summary

Snapshot

• This is a 7 × 8-bed/6.0-bath units multifamily listed at $1.52M.

Deal economics

• At list price, monthly cash flow is $8k ($95k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($22k rent vs $1.52M).
• Recommended offer: $1.43M (6.0% below list) — sets the bar for market timing.
• Cap rate 12.5% vs local median 2.8% in North Attleborough Town — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• North Attleborough (suburban): math 46% / reading 60% proficiency, ranked #98 of 302 in MA (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+2.9%/yr); 37 active listings in the ZIP; high-income renter base; 760 units permitted in Bristol County in 2024 (142 in 5+ unit buildings).
• At $21,993/mo this rent would consume 236% of the median local household income ($112k/yr) (locally 681% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $11k of loan paydown is wiped out by about $46k of value loss. Plan a longer hold.
• Bristol County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 2.9% rent growth), your $427k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($1.43M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y ago; this cycle's ask has dropped $100k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $525k; list at $1.52M implies a 190% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 65% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,433,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.44% ✓
• Cap rate: 12.51%
• Cash-on-cash: 22.20%
• DSCR: 1.99
• GRM: 5.8

CMA / ARV

• ARV (median comp): $809,415
• List price: $1,525,000
• Delta: 88.41%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
194 Smith St	0.53mi	8/4.0 (+1)	4,662 (-3%)	5mo	$1,010,000	$217	49

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.88% rent growth · sell at horizon

5-year hold

• IRR: 14.8%
• Equity multiple: 1.59×
• Total profit: $253,046
• Equity at exit: $227,382

10-year hold

• IRR: 23.4%
• Equity multiple: 3.00×
• Total profit: $856,051
• Equity at exit: $131,854

Cash invested: $427,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 20 Strongly Tenant-Friendly
• State Massachusetts: 20 Strongly Tenant-Friendly · D+15
• County: — inherits STATE
• City: — inherits STATE

Cambridge / Boston historically rent-controlled (preempted 1994 but consideration ongoing); strong tenant protections; court backlogs.

Methodology + full state rankings →

ZIP-level market 02760

• Rents YoY: 2.9%
• Active inventory: 37
• Price-to-rent: 40.4×

Monthly cashflow live

• Estimated rent: $21,993 medium
• Mortgage (P&I): −$7,997
• Tax from tax record: −$842 /mo · $10,105/yr
• Insurance: −$635
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,619
• Net cashflow: $7,900

Break-even live

Break-even rent $11,993

Max offer price $1,525,000

Occupancy floor 59%

Sensitivity live

Price	-10% $8,763	-5% $8,331	+0% $7,900	+5% $7,468	+10% $7,036
Rent	-10% $6,162	-5% $7,031	+0% $7,900	+5% $8,768	+10% $9,637
Rate	-1.0pp $8,668	-0.5pp $8,288	base $7,900	+0.5pp $7,505	+1.0pp $7,103

7-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 7× units	8	6	$21,994
Total (7 units)			$21,993

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $381,250
• Closing costs: $45,750
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $1,525,000 Active 77 DOM
2. 2026-06-17
   days on market $1,525,000 Active 76 DOM
3. 2026-06-16
   days on market $1,525,000 Active 75 DOM
4. 2026-06-15
   days on market $1,525,000 Active 74 DOM
5. 2026-06-13
   days on market $1,525,000 Active 72 DOM
6. 2026-06-13
   days on market $1,525,000 Active 71 DOM
7. 2026-06-09
   days on market $1,525,000 Active 68 DOM
8. 2026-06-08
   days on market $1,525,000 Active 67 DOM
9. 2026-06-07
   days on market $1,525,000 Active 66 DOM
10. 2026-06-03
    days on market $1,525,000 Active 62 DOM
11. 2026-06-02
    days on market $1,525,000 Active 61 DOM
12. 2026-06-01
    days on market $1,525,000 Active 60 DOM
13. 2026-05-31
    days on market $1,525,000 Active 59 DOM
14. 2026-04-02
    listed $1,625,000 New 874-char remark

    Show marketing remark (874 chars)

    RARE INVESTMENT OPPORTUNITY. Well-maintained 7-unit multifamily in the heart of downtown North Attleboro. Long Term Tenants. This asset boasts strong cash flow with significant upside potential. The property features - large 6 one-bedroom units and 1 two-bedroom unit, each with its own private entrance, wood flooring. Tenants pay own electric (separately metered) Heat and hot water are landlord-paid with 7 individual energy-efficient zones. Town water & sewer. The building is vinyl sided with decks, asphalt shingle roof (2006), updated windows (2008), water heater (2023), heating system (2018), 10 deeded off-street parking spaces, driveway sealed (2025), irrigation system, secured storage units in the bsmt, washer/dryer coinop in basement. Automated fire alarm system. Conveniently located near major routes/highways/shopping/dinning/public transportation.

15. 2023-07-30
    historical
16. 2008-12-23
    historical 539-char remark

    Show marketing remark (539 chars)

    • 7 - Large 1 bedroom units • In perfect condition, impeccably maintained • Vinyl sided, new decks, new roof, new windows • Water & Sewer: Town • Brand new roof - asphalt shingles • Renovated beautiful apartments • Off-street parking - 2 spaces per unit • Tenants pay own electric (separately metered) • Landlord pays heat and hot water - 7 individual zones, energy efficient! • Washer & dryer coinop in basement. • Easy access to major routes including I-495, I-295 and I-95.

17. 2008-12-23
    soldstatus $525,000 Sold 539-char remark

    Show marketing remark (539 chars)

    • 7 - Large 1 bedroom units • In perfect condition, impeccably maintained • Vinyl sided, new decks, new roof, new windows • Water & Sewer: Town • Brand new roof - asphalt shingles • Renovated beautiful apartments • Off-street parking - 2 spaces per unit • Tenants pay own electric (separately metered) • Landlord pays heat and hot water - 7 individual zones, energy efficient! • Washer & dryer coinop in basement. • Easy access to major routes including I-495, I-295 and I-95.

18. 2008-12-18
    soldstatus $525,000
19. 2008-12-10
    historical 539-char remark

    Show marketing remark (539 chars)

    • 7 - Large 1 bedroom units • In perfect condition, impeccably maintained • Vinyl sided, new decks, new roof, new windows • Water & Sewer: Town • Brand new roof - asphalt shingles • Renovated beautiful apartments • Off-street parking - 2 spaces per unit • Tenants pay own electric (separately metered) • Landlord pays heat and hot water - 7 individual zones, energy efficient! • Washer & dryer coinop in basement. • Easy access to major routes including I-495, I-295 and I-95.

20. 2008-07-09
    listed $549,000 539-char remark

    Show marketing remark (539 chars)

    • 7 - Large 1 bedroom units • In perfect condition, impeccably maintained • Vinyl sided, new decks, new roof, new windows • Water & Sewer: Town • Brand new roof - asphalt shingles • Renovated beautiful apartments • Off-street parking - 2 spaces per unit • Tenants pay own electric (separately metered) • Landlord pays heat and hot water - 7 individual zones, energy efficient! • Washer & dryer coinop in basement. • Easy access to major routes including I-495, I-295 and I-95.

21. 1990-01-19
    soldstatus $330,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MA · Partial reset (capped growth)

• Current annual tax: $10,105 · $842/mo
• Projected year-2 tax: $14,431 · $1,203/mo
• Expected delta: +$4,326/yr (+$361/mo · 42.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $263,916
• − Mortgage interest: −$85,424
• − Property taxes: −$10,105
• − Insurance: −$7,625
• − Repairs & maintenance: −$21,113
• − Management: −$21,113
• − Depreciation: −$44,364
• Taxable income: $74,172
• Est. tax owed @ 24.0%: −$17,801
• After-tax cash flow: $76,995/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: North Attleborough
• NCES district ID: 2508730
• Math proficiency: 46% ▼ -12.00%
• Reading proficiency: 60% ▼ -1.00%
• Median HH income: $80,560
• Composite: 48.14/100
• National rank: #2180
• State rank: #98 of 302 in MA

Livability — North Attleborough Town

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: North Attleborough Town, MA
• County: Bristol County · 342,083 people
• City population: 30,842
• Metro: Providence-Warwick, RI-MA
• Population (ZIP): 29,177
• Household income: $112,027
• Rent vs Own: 27.4% rent · 72.6% own
• Severe rent burden: 681.0

Population outlook (Bristol County) Hauer SSP2

• Today (2025): 570,212 people
• By 2030: 571,181 · +0.2%
• By 2040: 565,389 · -0.8%
• By 2050: 552,141 · -3.2%
• By 2075: 520,923 · -8.6%
• By 2100: 474,363 · -16.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Asian 6% Two or more races 5% Hispanic / Latino 4% Black 2%
• Common ancestry: Lithuanian 9% Romanian 6% Russian 5%
• Foreign-born: 9% · Canada, China
• Languages at home: 89% English-only · Other Indo-European 4% Spanish 3% Other Asian/Pacific 2%

Political lean MEDSL · Bristol

• 2024 margin: Toss-up / Even · D 49.8% · R 48.5% · Other 1.8%
• 2008→2024 swing: -21.9pp toward R · 2008: 23.2pp · 2024: 1.3pp
• All cycles: 2024: D+1.3 2020: D+12.0 2016: D+9.3 2012: D+20.5 2008: D+23.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -575.93%
• Current HPI: 302.0435
• Rent YoY: ▲ 2.88%
• Metro: Providence-Warwick, RI-MA
• State GDP YoY: ▲ 2.28%
• F500 in state: 38

Industry mix (Fortune 500 HQ in MA)

Industry	F500 HQs	Revenue
▸Technology	3	$17B
▸Insurance	2	$84B
▸Retail	2	$76B
▸Life Sciences	1	$43B
▸Energy Technology	1	$31B
▸Aerospace / Defense	1	$18B

Price history

+392.4% since first listed

8 events — show timeline

• 2026-04-02 Listed $1,625,000 MLS PIN
• 2023-07-30 Rental Removed — APPFOLIO
• 2008-12-23 Listing Removed — MLS PIN
• 2008-12-23 Sold (MLS) $525,000 MLS PIN
• 2008-12-18 Sold (Public Records) $525,000 Public Records
• 2008-12-10 Contingent — MLS PIN
• 2008-07-09 Listed $549,000 MLS PIN
• 1990-01-19 Sold (Public Records) $330,000 Public Records

Property tax history

+5.1%/yr

Latest (2023): $10,105 · +4.4% YoY. Source: county tax records.