15 Campus Rd · Attleboro, MA 02703

$201,000

2 bd · 1.0 ba · 1,616 sqft · SingleFamily public records · 8 Days on market

Built 1935 5,125 sqft lot

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Why this score? — see what drove the C- 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 +20.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.7/10.0
• Rent growth +3.8/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

New Listing on corner lot in convenient location with great highway access! Offers will be entertained after property has been exposed on the MLS for 7 Calendar days.

Key facts

• 5,125 sq ft lot
• Parking
• Built 1935

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: 1 open parking space
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Single-family residence; One story (entry level information not specified)
• Construction: Built in public-record year (actual); Frame construction; Stone foundation; Shingle roof
• Exterior features: Corner lot

Interior

• Kitchen: Water heater (listed under appliances)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating
• Interior features: 5 total rooms; Walk-out basement access

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $201k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $201k).
• Cap rate 8.0% vs local median 3.1% in Attleboro — 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 67/100 on livability (#165 in MA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: amenities F, cost of living F, health & safety F.
• Attleboro (suburban): math 34% / reading 46% proficiency, ranked #194 of 302 in MA (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.3%/yr); 54 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $201,000

Questions for the listing agent

1. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.07% ✓
• Cap rate: 7.97%
• Cash-on-cash: 5.98%
• DSCR: 1.27
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $568,832
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
48 May St	0.32mi	3/1.5 (+1)	1,631 (+1%)	9mo	$495,000	$303	69
155 May St	0.32mi	3/2.0 (+1)	1,646 (+2%)	6mo	$640,000	$389	68
23 Cumberland Ave	0.41mi	3/1.5 (+1)	1,550 (-4%)	6mo	$515,000	$332	62
412 Newport Ave	0.54mi	3/1.0 (+1)	1,632 (+1%)	9mo	$450,000	$276	61
82 Cumberland Ave	0.39mi	3/1.5 (+1)	1,450 (-10%)	3mo	$510,000	$352	55
27 Killarney Way	0.42mi	3/2.5 (+1)	1,728 (+7%)	5mo	$675,000	$391	54
18 Haduk Dr	0.61mi	3/2.0 (+1)	1,706 (+6%)	1mo	$675,000	$396	53
295 Newport Ave	0.63mi	3/1.0 (+1)	1,724 (+7%)	5mo	$499,900	$290	50
5 Haduk Dr	0.57mi	3/1.5 (+1)	1,652 (+2%)	19mo	$600,000	$363	47
48 Ellendale Rd	0.66mi	3/1.0 (+1)	1,697 (+5%)	13mo	$485,000	$286	45
35 Old Stagecoach Rd	0.74mi	3/2.5 (+1)	1,641 (+2%)	14mo	$675,000	$411	41
49 Zachary Ln	0.71mi	3/1.5 (+1)	1,800 (+11%)	15mo	$590,000	$328	28

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 · 5.3% rent growth · sell at horizon

5-year hold

• IRR: -4.4%
• Equity multiple: 0.83×
• Total profit: $-9,581
• Equity at exit: $29,970

10-year hold

• IRR: 7.8%
• Equity multiple: 1.65×
• Total profit: $36,734
• Equity at exit: $17,379

Cash invested: $56,280 (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 02703

• Rents YoY: 5.3%
• Active inventory: 54
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,150 medium
• Mortgage (P&I): −$1,054
• Tax from tax record: −$280 /mo · $3,361/yr
• Insurance: −$84
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $280

Break-even live

Break-even rent $1,795

Max offer price $201,000

Occupancy floor 82%

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: $50,250
• Closing costs: $6,030
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
81 Brown St Unit A Attleboro, MA	2.0	1.0	1131	$1,800	$1.59	21d	1	1.34mi

Listing history 6 events

1. 2026-06-18
   days on market $201,000 Active 8 DOM
2. 2026-06-17
   days on market $201,000 Active 7 DOM
3. 2026-06-16
   days on market $201,000 Active 6 DOM
4. 2026-06-15
   statusdays on market $201,000 Active 5 DOM
5. 2026-06-13
   remarks 166-char remark
6. 2026-06-13
   listed $201,000 New 3 DOM

ⓘ 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: $3,361 · $280/mo
• Projected year-2 tax: $3,361 · $280/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥97°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $25,795
• − Mortgage interest: −$11,259
• − Property taxes: −$3,361
• − Insurance: −$1,005
• − Repairs & maintenance: −$2,064
• − Management: −$2,064
• − Depreciation: −$5,847
• Taxable income: $195
• Est. tax owed @ 24.0%: −$47
• After-tax cash flow: $3,316/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: Attleboro
• NCES district ID: 2502190
• Math proficiency: 34% ▼ -16.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $66,516
• Composite: 36.03/100
• National rank: #4778
• State rank: #194 of 302 in MA

Livability — Attleboro

• Score: 67/100
• State rank: #165
• US rank: #11046

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Attleboro, MA
• County: Bristol County · 342,083 people
• City population: 46,713
• Metro: Providence-Warwick, RI-MA
• Population (ZIP): 46,713
• Household income: $99,152
• Rent vs Own: 33.9% rent · 66.1% own
• Severe rent burden: 1378.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 9% Two or more races 6% Black 6% Asian 5%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Lithuanian 8% Russian 8% Romanian 4%
• Foreign-born: 13% · Canada, China
• Languages at home: 82% English-only · Spanish 6% Other Indo-European 5% French/Haitian/Cajun 3%

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: ▼ -538.30%
• Current HPI: 317.5337
• Rent YoY: ▲ 5.30%
• 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

1 event — show timeline

• 2026-06-10 Listed $201,000 MLS PIN

Property tax history

+2.7%/yr

Latest (2023): $3,361 · +3.2% YoY. Source: county tax records.