521 Kempton St · New Bedford, MA 02740

$279,900

1 bd · 1.0 ba · 576 sqft · MultiFamily · 89 Days on market

Built 1930 3,911 sqft lot ↓ 3% since listing

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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 +20.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• Rent growth +5.0/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +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: 1 unit. estimate disagrees with records

Listing remarks MLS

Charming and completely rehabbed, this cozy studio home offers comfort, style, and affordability. Featuring modern finishes, updated flooring and fixtures, and a bright, open layout that maximizes space. Enjoy a private fenced in yard. A full basement ideal for storage, workshop, or creative use. Conveniently located within walking distance to downtown, the train station, and bus routes, with easy access to shopping, dining, and entertainment. Ideal for first time buyers, down sizers, or anyone seeking low maintenance living. The flexible layout also offers potential for accessible or handicap friendly modifications.

Key facts

• Full basement
• Private yard
• 3,911 sq ft lot

Tags

• FULL BASEMENT
• PRIVATE YARD
• WALKING DISTANCE TO DOWNTOWN

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath multifamily listed at $280k.

Deal economics

• At list price, monthly cash flow is $346 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $280k).
• Recommended offer: $263k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 3.8% in New Bedford — 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 (#155 in MA) — a middle-class / working-renter tenant base. Strengths: health & safety A+, housing B+; Watch: cost of living C-, schools D, employment D.
• New Bedford (suburban): math 17% / reading 28% proficiency, ranked #287 of 302 in MA (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+10.8%/yr); 60 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 760 units permitted in Bristol County in 2024 (142 in 5+ unit buildings).
• At $2,887/mo this rent would consume 63% of the median local household income ($55k/yr) (locally 2883% 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 $2k of loan paydown is wiped out by about $8k 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 + 8.0% rent growth), your $78k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($263k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $263,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.03% ✓
• Cap rate: 7.78%
• Cash-on-cash: 5.30%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -2.6%
• Equity multiple: 0.90×
• Total profit: $-7,992
• Equity at exit: $41,734

10-year hold

• IRR: 12.0%
• Equity multiple: 2.16×
• Total profit: $91,068
• Equity at exit: $24,201

Cash invested: $78,372 (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 02740

• Rents YoY: 10.8%
• Active inventory: 60
• Price-to-rent: 16.2×

Monthly cashflow live

• Estimated rent: $2,887 medium
• Mortgage (P&I): −$1,468
• Tax est. 1.5%: −$350 /mo · $4,198/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$606
• Net cashflow: $346

Break-even live

Break-even rent $2,449

Max offer price $279,900

Occupancy floor 83%

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

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$2,886
Total (2 units)			$2,887

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
81 Summer St Unit 3E New Bedford, MA	2.0	1.0	700	$1,600	$2.29	3d	1	0.35mi
110 8th St New Bedford, MA	1.0	1.0	600	$1,500	$2.50	21d	1	0.51mi
47-49 Foster St New Bedford, MA	1.0	1.0	700	$1,250	$1.79	43d	1	0.56mi
800 Pleasant St New Bedford, MA	1.0–3.0	1.0–2.0	955	$1,440	$1.51	1d	6	0.63mi
44 7th St Unit 2 New Bedford, MA	1.0	1.0	700	$1,395	$1.99	10d	1	0.69mi
12 Barkers Ln New Bedford, MA	1.0	1.0	575	$1,625	$2.83	1d	1	0.78mi
87 N Water St Apt 104 New Bedford, MA	1.0	1.0	675	$1,800	$2.67	3d	1	0.82mi
87 N Water St Unit 106 New Bedford, MA	1.0	1.0	670	$1,950	$2.91	43d	1	0.82mi
87 N Water St Apt 104 New Bedford, MA	1.0	1.0	675	$1,850	$2.74	43d	1	0.82mi
280 Acushnet Ave New Bedford, MA	1.0–2.0	1.0	672	$1,081	$1.61	1d	1	0.82mi
70 Russell St Apt 5 New Bedford, MA	1.0	1.0	750	$1,500	$2.00	43d	1	0.83mi
53 Merrimac St Unit 3E New Bedford, MA	2.0	1.0	650	$1,400	$2.15	43d	1	0.89mi
19 Commercial St Unit 202 New Bedford, MA	1.0	1.0	733	$2,000	$2.73	23d	1	0.90mi
184 State St New Bedford, MA	1.0–3.0	1.0	564	$1,470	$2.61	1d	3	0.91mi
23-25 Harrison St Unit 2 New Bedford, MA	1.0	1.0	500	$1,400	$2.80	10d	1	0.91mi
88 Linden St Unit 1S New Bedford, MA	2.0	1.0	500	$1,400	$2.80	3d	1	0.92mi
186 Grinnell St Unit 1N New Bedford, MA	1.0	1.0	650	$1,500	$2.31	43d	1	0.98mi
116 Clark St Unit 2 New Bedford, MA	1.0	1.0	400	$1,400	$3.50	43d	1	1.06mi
1870 Purchase St New Bedford, MA	1.0	1.0	650	$1,350	$2.08	23d	1	1.07mi
494 Rivet St Apt 2 New Bedford, MA	2.0	1.0	700	$1,400	$2.00	10d	1	1.22mi
391 Rivet St Unit 2 New Bedford, MA	1.0	1.0	682	$1,500	$2.20	1d	1	1.28mi
31 Hicks St Unit 1 New Bedford, MA	2.0	1.0	665	$2,000	$3.01	1d	1	1.29mi
126 Crapo St Unit 2S New Bedford, MA	1.0	1.0	500	$1,200	$2.40	11d	1	1.40mi
303 Coggeshall St Unit 1E New Bedford, MA	—	1.0	525	$1,450	$2.76	43d	1	1.47mi

Listing history 8 events

1. 2026-06-05
   days on market $279,900 Active 89 DOM
2. 2026-06-03
   days on market $279,900 Active 88 DOM
3. 2026-06-02
   days on market $279,900 Active 87 DOM
4. 2026-06-01
   days on market $279,900 Active 86 DOM
5. 2026-05-31
   statusdays on market $279,900 Active 85 DOM
6. 2026-05-02
   price $289,900 624-char remark

   Show marketing remark (624 chars)

   Charming and completely rehabbed, this cozy studio home offers comfort, style, and affordability. Featuring modern finishes, updated flooring and fixtures, and a bright, open layout that maximizes space. Enjoy a private fenced in yard. A full basement ideal for storage, workshop, or creative use. Conveniently located within walking distance to downtown, the train station, and bus routes, with easy access to shopping, dining, and entertainment. Ideal for first time buyers, down sizers, or anyone seeking low maintenance living. The flexible layout also offers potential for accessible or handicap friendly modifications.

7. 2026-04-11
   price $294,900 624-char remark

   Show marketing remark (624 chars)

   Charming and completely rehabbed, this cozy studio home offers comfort, style, and affordability. Featuring modern finishes, updated flooring and fixtures, and a bright, open layout that maximizes space. Enjoy a private fenced in yard. A full basement ideal for storage, workshop, or creative use. Conveniently located within walking distance to downtown, the train station, and bus routes, with easy access to shopping, dining, and entertainment. Ideal for first time buyers, down sizers, or anyone seeking low maintenance living. The flexible layout also offers potential for accessible or handicap friendly modifications.

8. 2026-03-06
   listed $299,900 New 624-char remark

   Show marketing remark (624 chars)

   Charming and completely rehabbed, this cozy studio home offers comfort, style, and affordability. Featuring modern finishes, updated flooring and fixtures, and a bright, open layout that maximizes space. Enjoy a private fenced in yard. A full basement ideal for storage, workshop, or creative use. Conveniently located within walking distance to downtown, the train station, and bus routes, with easy access to shopping, dining, and entertainment. Ideal for first time buyers, down sizers, or anyone seeking low maintenance living. The flexible layout also offers potential for accessible or handicap friendly modifications.

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

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: $34,644
• − Mortgage interest: −$15,679
• − Property taxes: −$4,198
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,772
• − Management: −$2,772
• − Depreciation: −$8,143
• Taxable loss: −$318
• Est. tax savings @ 24.0%: +$76
• After-tax cash flow: $4,233/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: New Bedford
• NCES district ID: 2508430
• Math proficiency: 17% ▼ -14.00%
• Reading proficiency: 28% ▼ -6.00%
• Median HH income: $37,901
• Composite: 18.79/100
• National rank: #8869
• State rank: #287 of 302 in MA

Livability — New Bedford

• Score: 67/100
• State rank: #155
• US rank: #10150

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Bedford, MA
• County: Bristol County · 342,083 people
• City population: 76,528
• Metro: Providence-Warwick, RI-MA
• Population (ZIP): 46,281
• Household income: $55,237
• Rent vs Own: 60.4% rent · 39.6% own
• Severe rent burden: 2883.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 52% Hispanic / Latino 23% Two or more races 17% Black 8% Asian 2% Native American 1%
• Hispanic origin (detail): Puerto Rican 14% Dominican 2%
• Common ancestry: Russian 27% Lithuanian 5% Romanian 2%
• Foreign-born: 19% · Canada, China
• Languages at home: 65% English-only · Other Indo-European 15% Spanish 15% 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: ▼ -270.36%
• Current HPI: 388.4115
• Rent YoY: ▲ 10.79%
• 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

-3.3% since first listed

3 events — show timeline

• 2026-05-02 Price Changed $289,900 MLS PIN
• 2026-04-11 Price Changed $294,900 MLS PIN
• 2026-03-06 Listed $299,900 MLS PIN