18 Bliss · Bliss Corner, MA 02748

$494,900

5 bd · 2.0 ba · 1,560 sqft · MultiFamily public records · 71 Days on market

Built 1900 3,500 sqft lot $317/sqft · 33% above area Est $592k · 16% under ↓ 6% since listing

---

Why this score? — see what drove the D 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).

• ARV discount +14.9/15.0
• Cash flow +10.0/30.0
• Schools +4.4/10.0
• Livability +3.1/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

This is a two unit / multi-family dwelling one up / one on the first floor with a partially separated basement area.The location allows for easy access to the area ameneties including Jones beach which is at the end of the street. Many upgrades have been completed with-in the years to include, whole house insulation - 2016, Roofing shingles and chimney - 2006, New wiring where needed-2000&2010, Vinyl siding- 1994, Side porch - 2019, cellar stairs replaced- 2018, Windows 1999, Full stockaid fence which encloses the back and side yard- 2020. All upgrades are in reasonable to good condition.

Key facts

• New wiring
• Cellar stairs
• Vinyl siding

Tags

• WHOLE HOUSE INSULATION
• ROOFING SHINGLES
• NEW WIRING
• VINYL SIDING
• SIDE PORCH
• CELLAR STAIRS

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $495k.

Deal economics

• At list price, monthly cash flow is $-295 ($-4k/yr) — negative. Per door: $-148/mo.
• To cash-flow at today's rent, offer at most $443k (10.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $343k (30.7% below list).
• Recommended offer: $343k (30.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#219 in MA) — a middle-class / working-renter tenant base. Strengths: housing A, employment B+, crime B; Watch: schools C-, amenities F, commute F.
• Dartmouth (suburban): math 44% / reading 55% proficiency, ranked #128 of 302 in MA (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 23 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 760 units permitted in Bristol County in 2024 (142 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $15k 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.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($465k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% 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 $342,900 (30.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.69% ✗
• Cap rate: 5.58%
• Cash-on-cash: -2.56%
• DSCR: 0.89
• GRM: 12.0

CMA / ARV

• ARV (median comp): $591,658
• List price: $494,900
• Delta: -16.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Garfield St	0.20mi	5/3.0	1,612 (+3%)	4mo	$575,000	$357	77
193 Division St	0.74mi	4/2.0 (-1)	1,569 (+1%)	10mo	$460,000	$293	51
1235 Cove Rd	0.70mi	4/2.5 (-1)	1,781 (+14%)	17mo	$460,000	$258	23

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -20.6%
• Equity multiple: 0.28×
• Total profit: $-99,195
• Equity at exit: $73,791

10-year hold

• IRR: -13.9%
• Equity multiple: 0.20×
• Total profit: $-111,408
• Equity at exit: $42,790

Cash invested: $138,572 (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 02748

• Home prices YoY: -19.9%
• Active inventory: 23
• Price-to-rent: 24.1×

Monthly cashflow live

• Estimated rent: $3,429 high
• Mortgage (P&I): −$2,595
• Tax from tax record: −$202 /mo · $2,430/yr
• Insurance: −$206
• HOA: −$0
• Vacancy / Maint / Mgmt: −$720
• Net cashflow: $-295

Break-even live

Break-even rent $3,803

Max offer price $442,768

Occupancy floor —

Sensitivity live

Price	-10% $-15	-5% $-155	+0% $-295	+5% $-435	+10% $-575
Rent	-10% $-566	-5% $-431	+0% $-295	+5% $-160	+10% $-24
Rate	-1.0pp $-46	-0.5pp $-169	base $-295	+0.5pp $-423	+1.0pp $-554

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,430
Total (2 units)			$3,429

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: $123,725
• Closing costs: $14,847
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
166 Purchase St Unit 1 New Bedford, MA	4.0	1.0	1200	$2,100	$1.75	12d	1	1.05mi

Listing history 2 events

1. 2026-04-18
   price $494,900 599-char remark

   Show marketing remark (599 chars)

   This is a two unit / multi-family dwelling one up / one on the first floor with a partially separated basement area.The location allows for easy access to the area ameneties including Jones beach which is at the end of the street. Many upgrades have been completed with-in the years to include, whole house insulation - 2016, Roofing shingles and chimney - 2006, New wiring where needed-2000&2010, Vinyl siding- 1994, Side porch - 2019, cellar stairs replaced- 2018, Windows 1999, Full stockaid fence which encloses the back and side yard- 2020. All upgrades are in reasonable to good condition.

2. 2026-03-19
   listed $524,900 New 599-char remark

   Show marketing remark (599 chars)

   This is a two unit / multi-family dwelling one up / one on the first floor with a partially separated basement area.The location allows for easy access to the area ameneties including Jones beach which is at the end of the street. Many upgrades have been completed with-in the years to include, whole house insulation - 2016, Roofing shingles and chimney - 2006, New wiring where needed-2000&2010, Vinyl siding- 1994, Side porch - 2019, cellar stairs replaced- 2018, Windows 1999, Full stockaid fence which encloses the back and side yard- 2020. All upgrades are in reasonable to good condition.

ⓘ 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: $2,430 · $202/mo
• Projected year-2 tax: $4,259 · $355/mo
• Expected delta: +$1,829/yr (+$152/mo · 75.3%)

ⓘ 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 5/10 Major 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $41,148
• − Mortgage interest: −$27,722
• − Property taxes: −$2,430
• − Insurance: −$2,474
• − Repairs & maintenance: −$3,292
• − Management: −$3,292
• − Depreciation: −$14,397
• Taxable loss: −$12,459
• Est. tax savings @ 24.0%: +$2,990
• After-tax cash flow: $-551/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: Dartmouth
• NCES district ID: 2504020
• Math proficiency: 44% ▼ -11.00%
• Reading proficiency: 55% ▼ -5.00%
• Median HH income: $70,697
• Composite: 44.31/100
• National rank: #2830
• State rank: #128 of 302 in MA

Livability — Bliss Corner

• Score: 61/100
• State rank: #219
• US rank: #18020

Category grades

Amenities F Commute F Cost of living F Crime B Employment B+ Housing A Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bliss Corner, MA
• Population (ZIP): 11,501

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 (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 2% Asian 1%
• Common ancestry: Russian 39% Lithuanian 6% Romanian 5%
• Foreign-born: 9% · Vietnam, Canada
• Languages at home: 82% English-only · Other Indo-European 14% Spanish 2% Vietnamese 1%

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: ▼ -86.28%
• Current HPI: 347.0123
• Rent YoY: —
• Metro: —
• 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

-5.7% since first listed

2 events — show timeline

• 2026-04-18 Price Changed $494,900 MLS PIN
• 2026-03-19 Listed $524,900 MLS PIN

Property tax history

+3.5%/yr

Latest (2023): $2,430 · +2.5% YoY. Source: county tax records.