326 Thacher St · Attleboro, MA 02703

$679,000

5 bd · 3.0 ba · 2,347 sqft · MultiFamily public records · 12 Days on market

Built 1900 5,000 sqft lot Est $671k · at est.

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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 +7.9/10.0
• ARV discount +7.0/15.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Well maintained 3 family corner lot Thacher and Cherry St. All utilities separate except water. Currently only the 3rd floor is occupied. 1st fl = 2 bedrooms 1 bath with forced hot air gas heat/gas stove. 2nd fl = 3 bedrooms 1 bath with electric baseboard heat and gas stove. 3rd floor is 1 bedroom 1 bath with gas stove. Coin Op washer and dryer in basement. When looking at the house from Cherry St the parking would be 1 space in front of the right side door and additional parking to be determined by the buyer using the grass lot to the left of the house. Property/Lot being sold is 50' x 100' as currently marked with survey stakes.

Key facts

• 5,000 sq ft lot
• 5 parking spots
• Community pool

Property features AI

Finance

• Other: Building area approximately 2,347 total square feet; Lot approximately 0.11 acre with 150' frontage; Property located on the corner of Thacher and Cherry (addressed 326 Thacher St); Asphalt parking area to the right of the house beyond property markers is not included in the lot
• HOA & community: Community has public transportation, shopping, pool, park, golf, medical facility, laundromat, highway access, private and public schools, and T-station

Exterior

• Parking: Five open parking spaces; Other parking features
• Utilities: Public water; Public sewer; Circuit breaker electrical panel
• Home design: 3-family property; Three stories; Irregular foundation
• Construction: Frame construction; Approximately built (year from public records)
• Exterior features: Corner lot; Public road frontage; Shingle roof; White exterior color

Interior

• Kitchen: Range; Refrigerator; Gas range hookup available
• Bathrooms: Three full bathrooms
• Heating & cooling: Forced air heating; Natural gas heating; Electric heating
• Interior features: Ceiling fans
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3 × 5-bed/3.0-bath units multifamily listed at $679k.

Deal economics

• At list price, monthly cash flow is $3k ($32k/yr) — positive. Per door: $888/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $679k).
• Cap rate 11.0% vs local median 3.0% 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); 67 active listings in the ZIP; solid renter incomes; 760 units permitted in Bristol County in 2024 (142 in 5+ unit buildings).
• At $8,727/mo this rent would consume 106% of the median local household income ($99k/yr) (locally 1378% 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 $5k of loan paydown is wiped out by about $20k 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 + 5.3% rent growth), your $190k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 67% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $679,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.29% ✓
• Cap rate: 11.00%
• Cash-on-cash: 16.81%
• DSCR: 1.75
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $671,242
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
42-44 Oakland Ave	0.08mi	4/2.0 (-1)	2,290 (-2%)	15mo	$630,000	$275	71
109 Fisher St	0.27mi	5/3.0	2,200 (-6%)	22mo	$630,000	$286	58
48 Hawthorne St	0.33mi	5/3.0	2,091 (-11%)	18mo	$760,000	$363	51
10-12 Olive St	0.62mi	6/2.5 (+1)	2,484 (+6%)	22mo	$525,000	$211	36

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: 10.4%
• Equity multiple: 1.42×
• Total profit: $80,151
• Equity at exit: $101,241

10-year hold

• IRR: 21.2%
• Equity multiple: 2.98×
• Total profit: $376,517
• Equity at exit: $58,708

Cash invested: $190,120 (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: 67
• Price-to-rent: 19.5×

Monthly cashflow live

• Estimated rent: $8,727 medium
• Mortgage (P&I): −$3,561
• Tax from tax record: −$387 /mo · $4,640/yr
• Insurance: −$283
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,833
• Net cashflow: $2,664

Break-even live

Break-even rent $5,355

Max offer price $679,000

Occupancy floor 64%

Sensitivity live

Price	-10% $3,048	-5% $2,856	+0% $2,664	+5% $2,472	+10% $2,280
Rent	-10% $1,975	-5% $2,319	+0% $2,664	+5% $3,009	+10% $3,353
Rate	-1.0pp $3,006	-0.5pp $2,837	base $2,664	+0.5pp $2,488	+1.0pp $2,309

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

Units	Beds	Baths	Est. rent
▸ 3× units	5	3	$8,727
Total (3 units)			$8,727

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: $169,750
• Closing costs: $20,370
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   days on market $679,000 Active 12 DOM
2. 2026-06-18
   days on market $679,000 Active 9 DOM
3. 2026-06-17
   days on market $679,000 Active 8 DOM
4. 2026-06-16
   days on market $679,000 Active 7 DOM
5. 2026-06-15
   days on market $679,000 Active 6 DOM
6. 2026-06-13
   statusdays on market $679,000 Active 4 DOM
7. 2026-06-10
   remarks 638-char remark
8. 2026-06-10
   listed $679,000 New 1 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: $4,640 · $387/mo
• Projected year-2 tax: $6,496 · $541/mo
• Expected delta: +$1,856/yr (+$155/mo · 40.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $104,724
• − Mortgage interest: −$38,035
• − Property taxes: −$4,640
• − Insurance: −$3,395
• − Repairs & maintenance: −$8,378
• − Management: −$8,378
• − Depreciation: −$19,753
• Taxable income: $22,146
• Est. tax owed @ 24.0%: −$5,315
• After-tax cash flow: $26,653/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

• 2026-06-09 Listed $679,000 MLS PIN

Property tax history

+3.3%/yr

Latest (2023): $4,640 · +8.7% YoY. Source: county tax records.