152 Alden St · Fall River, MA 02723

$300,000

6 bd · 1.5 ba · 1,750 sqft · SingleFamily public records · 296 Days on market

Built 1925 2,182 sqft lot $171/sqft · 32% below area Est $441k · 32% under

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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).

• Cash flow +16.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• 1% rule +3.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 152 Alden Street!!! Huge single family home with in-law set-up-(currently being used as such)-4 bedrooms and 2 full baths! Newer roof, off street parking. Make your appointment today!

Key facts

• 2,182 sq ft lot
• 2 parking spots
• Community pool

What this means for you Summary

Snapshot

• This is a 6-bed/1.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $162 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $264k (11.9% below list).
• Recommended offer: $264k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 3.6% in Fall River — 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 61/100 on livability (#221 in MA) — a middle-class / working-renter tenant base. Strengths: health & safety A+; Watch: cost of living D+, schools D, crime F.
• Fall River (suburban): math 17% / reading 28% proficiency, ranked #288 of 302 in MA (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 35 active listings in the ZIP; 760 units permitted in Bristol County in 2024 (142 in 5+ unit buildings).
• At $2,643/mo this rent would consume 67% of the median local household income ($48k/yr) (locally 1335% 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 $9k 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 296 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $75k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $225k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% 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 $264,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 296 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 0.88% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.31%
• DSCR: 1.10
• GRM: 9.5

CMA / ARV

• ARV (median comp): $440,976
• List price: $300,000
• Delta: -31.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
53 Bardsley St	0.53mi	5/2.0 (-1)	1,686 (-4%)	22mo	$375,000	$222	44
123 Norwood St	0.52mi	5/2.0 (-1)	1,958 (+12%)	7mo	$505,000	$258	43

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: -12.7%
• Equity multiple: 0.54×
• Total profit: $-38,371
• Equity at exit: $44,731

10-year hold

• IRR: -3.6%
• Equity multiple: 0.76×
• Total profit: $-20,365
• Equity at exit: $25,939

Cash invested: $84,000 (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 02723

• Home prices YoY: -16.9%
• Active inventory: 35
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,643 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$228 /mo · $2,737/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$555
• Net cashflow: $162

Break-even live

Break-even rent $2,438

Max offer price $300,000

Occupancy floor 89%

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $300,000 Active 296 DOM
2. 2026-06-17
   days on market $300,000 Active 295 DOM
3. 2026-06-16
   days on market $300,000 Active 294 DOM
4. 2026-06-15
   days on market $300,000 Active 293 DOM
5. 2026-06-13
   days on market $300,000 Active 291 DOM
6. 2026-06-09
   days on market $300,000 Active 287 DOM
7. 2026-06-08
   days on market $300,000 Active 286 DOM
8. 2026-06-07
   days on market $300,000 Active 285 DOM
9. 2026-06-05
   days on market $300,000 Active 282 DOM
10. 2026-06-03
    days on market $300,000 Active 281 DOM
11. 2026-06-02
    days on market $300,000 Active 280 DOM
12. 2026-06-01
    days on market $300,000 Active 279 DOM
13. 2026-05-31
    days on market $300,000 Active 278 DOM
14. 2026-03-05
    price $300,000 194-char remark

    Show marketing remark (194 chars)

    Welcome to 152 Alden Street!!! Huge single family home with in-law set-up-(currently being used as such)-4 bedrooms and 2 full baths! Newer roof, off street parking. Make your appointment today!

15. 2026-02-03
    price $325,000 194-char remark

    Show marketing remark (194 chars)

    Welcome to 152 Alden Street!!! Huge single family home with in-law set-up-(currently being used as such)-4 bedrooms and 2 full baths! Newer roof, off street parking. Make your appointment today!

16. 2025-08-26
    listed $375,000 New 194-char remark

    Show marketing remark (194 chars)

    Welcome to 152 Alden Street!!! Huge single family home with in-law set-up-(currently being used as such)-4 bedrooms and 2 full baths! Newer roof, off street parking. Make your appointment today!

17. 2019-12-09
    soldstatus $225,000 Sold 43-char remark

    Show marketing remark (43 chars)

    Huge home, private yard, off street parking

18. 2019-12-06
    historical 43-char remark

    Show marketing remark (43 chars)

    Huge home, private yard, off street parking

19. 2019-11-25
    listed $240,000 43-char remark

    Show marketing remark (43 chars)

    Huge home, private yard, off street parking

ⓘ 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: $2,737 · $228/mo
• Projected year-2 tax: $3,214 · $268/mo
• Expected delta: +$476/yr (+$40/mo · 17.4%)

ⓘ 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 6/10 Major 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,715
• − Mortgage interest: −$16,805
• − Property taxes: −$2,737
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,537
• − Management: −$2,537
• − Depreciation: −$8,727
• Taxable loss: −$3,128
• Est. tax savings @ 24.0%: +$751
• After-tax cash flow: $2,690/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: Fall River
• NCES district ID: 2504830
• Math proficiency: 17% ▼ -15.00%
• Reading proficiency: 28% ▼ -6.00%
• Median HH income: $35,773
• Composite: 18.59/100
• National rank: #8905
• State rank: #288 of 302 in MA

Livability — Fall River

• Score: 61/100
• State rank: #221
• US rank: #18220

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fall River, MA
• County: Bristol County · 342,083 people
• City population: 93,033
• Metro: Providence-Warwick, RI-MA
• Population (ZIP): 17,067
• Household income: $47,633
• Rent vs Own: 68.2% rent · 31.8% own
• Severe rent burden: 1335.0

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 (65%)
• Race & ethnicity: White 65% Hispanic / Latino 16% Two or more races 14% Black 4% Asian 2%
• Hispanic origin (detail): Puerto Rican 8%
• Common ancestry: Russian 34% Lithuanian 6% Estonian 3%
• Foreign-born: 24% · Canada, Vietnam, China
• Languages at home: 58% English-only · Other Indo-European 26% Spanish 13% French/Haitian/Cajun 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: ▼ -70.57%
• Current HPI: 347.6737
• Rent YoY: —
• 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

+25.0% since first listed

6 events — show timeline

• 2026-03-05 Price Changed $300,000 MLS PIN
• 2026-02-03 Price Changed $325,000 MLS PIN
• 2025-08-26 Listed $375,000 MLS PIN
• 2019-12-09 Sold (MLS) $225,000 MLS PIN
• 2019-12-06 Listing Removed — MLS PIN
• 2019-11-25 Listed $240,000 MLS PIN

Property tax history

+3.4%/yr

Latest (2023): $2,737 · +11.7% YoY. Source: county tax records.