62 Ash St · North Attleborough Town, MA 02760

$679,900

8 bd · 3.0 ba · 3,078 sqft · MultiFamily public records · 10 Days on market

Built 1920 6,000 sqft lot Est $723k · 6% under

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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 +22.5/30.0
• ARV discount +10.2/15.0
• DSCR +7.2/10.0
• 1% rule +5.4/10.0
• 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 (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

North Attleboro 3 family property in desirable location of town on town water/sewer with in walking distance to downtown and schools. Property has 14 rooms, 8 bedrooms, 3 baths and 1.5 car garage with maintenance free siding, new roof in November 2018, windows are mostly replacement and coin operated washer/ dryer in basement included. Fully rented at $5,050 per month, all units have letter of full de-leading compliance.

Key facts

• Lead-certified
• Natural light
• Off-street parking

Tags

• HARDWOOD FLOORS
• NATURAL LIGHT
• LEAD-CERTIFIED
• OFF-STREET PARKING
• TWO-CAR GARAGE
• PUBLIC TRANSPORTATION

Property features AI

Finance

• Financial info: Listing is active
• HOA & community: Not a senior community

Exterior

• Parking: Two-car garage; Two covered parking spaces; Four open parking spaces; Six total parking spaces
• Utilities: Public water; Public sewer
• Home design: 3-family property; Three stories total
• Construction: Built (year per public records); Granite foundation; Lead paint certified treated
• Exterior features: Paved driveway; Lot approximately 0.14 acres

Interior

• Bathrooms: Three full bathrooms
• Interior features: Total of 14 rooms; Three separate units in the building

What this means for you Summary

Snapshot

• This is a 8-bed/3.0-bath multifamily listed at $680k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $680k).
• Cap rate 8.3% 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 C — 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 $7,061/mo this rent would consume 76% 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 $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.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 27y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $575k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 64% 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 $679,900

Questions for the listing agent

1. Built in 1920 — 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 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: 1.04% ✓
• Cap rate: 8.32%
• Cash-on-cash: 7.25%
• DSCR: 1.32
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $723,330
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
54-56 Avery St	0.16mi	9/3.0 (+1)	3,060 (-1%)	17mo	$650,000	$212	72
101 East St	0.63mi	8/5.0	2,978 (-3%)	21mo	$700,000	$235	40

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: -5.3%
• Equity multiple: 0.80×
• Total profit: $-37,850
• Equity at exit: $101,375

10-year hold

• IRR: 4.2%
• Equity multiple: 1.30×
• Total profit: $57,614
• Equity at exit: $58,785

Cash invested: $190,372 (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 02760

• Rents YoY: 2.9%
• Active inventory: 37
• Price-to-rent: 24.1×

Monthly cashflow live

• Estimated rent: $7,061 high
• Mortgage (P&I): −$3,565
• Tax from tax record: −$580 /mo · $6,955/yr
• Insurance: −$283
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,483
• Net cashflow: $1,150

Break-even live

Break-even rent $5,605

Max offer price $679,900

Occupancy floor 79%

Sensitivity live

Price	-10% $1,535	-5% $1,342	+0% $1,150	+5% $957	+10% $765
Rent	-10% $592	-5% $871	+0% $1,150	+5% $1,429	+10% $1,708
Rate	-1.0pp $1,492	-0.5pp $1,323	base $1,150	+0.5pp $974	+1.0pp $794

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$7,062
Total (3 units)			$7,061

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: $169,975
• Closing costs: $20,397
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-18
   days on market $679,900 Active 10 DOM
2. 2026-06-17
   days on market $679,900 Active 9 DOM
3. 2026-06-16
   days on market $679,900 Active 8 DOM
4. 2026-06-15
   days on market $679,900 Active 7 DOM
5. 2026-06-13
   days on market $679,900 Active 5 DOM
6. 2026-06-13
   statusdays on market $679,900 Active 4 DOM
7. 2026-06-08
   remarks 699-char remark
8. 2026-06-08
   listed $679,900 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: $6,955 · $580/mo
• Projected year-2 tax: $7,659 · $638/mo
• Expected delta: +$704/yr (+$59/mo · 10.1%)

ⓘ 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 · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% 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: $84,732
• − Mortgage interest: −$38,085
• − Property taxes: −$6,955
• − Insurance: −$3,400
• − Repairs & maintenance: −$6,779
• − Management: −$6,779
• − Depreciation: −$19,779
• Taxable income: $2,957
• Est. tax owed @ 24.0%: −$710
• After-tax cash flow: $13,089/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

+203.7% since first listed

23 events — show timeline

• 2026-06-08 Listed $679,900 MLS PIN
• 2021-10-26 Sold (MLS) $574,900 MLS PIN
• 2021-09-21 Pending — MLS PIN
• 2021-09-15 Listed $574,900 MLS PIN
• 2013-12-19 Price Changed $329,000 RIS
• 2009-02-26 Sold (Public Records) $255,000 Public Records
• 2009-02-25 Listing Removed — MLS PIN
• 2009-02-25 Sold (MLS) $255,000 MLS PIN
• 2009-02-12 Contingent — MLS PIN
• 2009-02-10 Listing Removed — RIS
• 2008-11-17 Price Changed $329,000 MLS PIN
• 2008-08-11 Listed $455,000 RIS
• 2008-08-10 Listed $339,000 MLS PIN
• 2006-12-29 Listing Removed — RIS
• 2006-09-17 Listed $485,000 RIS
• 2005-08-01 Sold (Public Records) $455,000 Public Records
• 2005-07-29 Sold (MLS) $455,000 MLS PIN
• 2005-06-20 Listing Removed — MLS PIN
• 2005-06-14 Listed $459,900 MLS PIN
• 1999-09-28 Sold (Public Records) $210,000 Public Records
• 1999-09-28 Sold (MLS) $210,000 MLS PIN
• 1999-07-28 Listing Removed — MLS PIN
• 1999-07-08 Listed $223,900 MLS PIN

Property tax history

+5.3%/yr

Latest (2023): $6,955 · +7.9% YoY. Source: county tax records.