143 Division St · New Bedford, MA 02744

$624,999

8 bd · 3.0 ba · 3,094 sqft · MultiFamily public records · 9 Days on market

Built 1895 3,484 sqft lot Est $678k · 8% 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 +17.9/30.0
• ARV discount +11.0/15.0
• Appreciation +8.3/10.0
• DSCR +5.6/10.0
• 1% rule +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Multi-family units

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

Listing remarks MLS

Whether you're a new Investor or someone looking to add to their portfolio, this fully rented, well-kept 3 family is the perfect investment opportunity. This property has a newer roof and been recently updated on both interior and exterior. 1st and 2nd floors are 3 bedroom units, spacious 3rd floor unit is a 2 bedroom & has a fenced in yard.

Key facts

• South end location
• Strong rental demand
• Newer boilers

Tags

• SOUTH END LOCATION
• WATERFRONT ACCESS
• STRONG RENTAL DEMAND
• FENCED YARD
• NEWER BOILERS
• REPLACED WATER TANKS

Property features AI

Finance

• Other: Building area approximately 3,052 total square feet; Lot size approximately 0.08 acres; Located in a neighborhood with public transportation, shopping, parks, medical facility, laundromat, highway access, house of worship, marina, private and public schools, and sidewalks

Exterior

• Parking: Open parking available
• Utilities: Public water; Public sewer; Circuit breaker electrical service; Gas available for range; Solar system produces ~3,710 kWh annually (3.2 kW size), installed 2022; approx. $90/month lease
• Home design: 3-family building (3 units, up/down); 3 stories; Green exterior color; Solar energy system installed (2022)
• Construction: Frame construction; Stone foundation; Shingle roof; Built (year per public records)
• Exterior features: Fenced/enclosed yard; Porch; Level lot; Paved, public road frontage

Interior

• Flooring: Vinyl flooring; Carpet flooring
• Bathrooms: 3 full bathrooms
• Heating & cooling: 3 heating units; No central cooling units
• Interior features: 15 total rooms; Full, unfinished basement; Rain gutters

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.0-bath units multifamily listed at $625k.

Deal economics

• At list price, monthly cash flow is $526 ($6k/yr) — positive. Per door: $175/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $557k (10.9% below list).
• Recommended offer: $557k (10.9% below list) — sets the bar for 1% rule.

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-, employment D, amenities F.
• 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.
• Zoned schools: Roosevelt Middle School (math 11% / reading 20%, grade F, #273 of 305 statewide, top 89%, 778 students, 0% FRL); New Bedford High (math 13% / reading 25%, grade F, #313 of 343 statewide, top 92%, 2,898 students, 0% FRL) — zoned schools average 0% FRL vs 65% district-wide (65 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 22 active listings in the ZIP; 760 units permitted in Bristol County in 2024 (142 in 5+ unit buildings).

Forward outlook

• In year one you build about $46k of equity ($4k loan paydown + $42k appreciation (6.7% local appreciation)).
• Bristol County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.7% appreciation + 3.0% rent growth), your $175k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$73k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 21y 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 $300k; list at $625k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1895 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $557,100 (10.9% below list)

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 1895 — 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. 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: 0.89% ✗
• Cap rate: 7.30%
• Cash-on-cash: 3.61%
• DSCR: 1.16
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $677,586
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27 Nelson St	0.08mi	9/3.0 (+1)	3,042 (-2%)	2mo	$665,000	$219	87
2 Rockland St	0.36mi	9/3.0 (+1)	3,022 (-2%)	2mo	$695,000	$230	72
9 Stapleton St	0.23mi	9/3.0 (+1)	3,321 (+7%)	2mo	$665,000	$200	70
67 Roosevelt	0.61mi	8/3.0	3,033 (-2%)	4mo	$500,000	$165	65
32 Sagamore St	0.44mi	9/3.0 (+1)	3,321 (+7%)	1mo	$745,000	$224	62
126 Fair St	0.49mi	9/3.0 (+1)	3,321 (+7%)	6mo	$421,000	$127	56
136 Dartmouth St	0.59mi	9/3.0 (+1)	3,348 (+8%)	4mo	$650,000	$194	51
98-100 South St	0.44mi	9/3.0 (+1)	2,732 (-12%)	6mo	$680,000	$249	50
230 Frank St	0.67mi	8/3.0	2,735 (-12%)	1mo	$599,000	$219	48
46 Sagamore St	0.47mi	9/3.0 (+1)	3,504 (+13%)	5mo	$625,000	$178	47
52 Swift St	0.45mi	9/3.5 (+1)	2,682 (-13%)	5mo	$640,000	$239	46
103 David St	0.62mi	8/4.0	3,488 (+13%)	3mo	$600,000	$172	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.66% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.8%
• Equity multiple: 2.36×
• Total profit: $238,428
• Equity at exit: $419,131

10-year hold

• IRR: 18.8%
• Equity multiple: 4.82×
• Total profit: $669,192
• Equity at exit: $783,813

Cash invested: $175,000 (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 02744

• Home prices YoY: 1.6%
• Active inventory: 22
• Price-to-rent: 28.0×

Monthly cashflow live

• Estimated rent: $5,571 high
• Mortgage (P&I): −$3,278
• Tax from tax record: −$337 /mo · $4,044/yr
• Insurance: −$260
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,170
• Net cashflow: $526

Break-even live

Break-even rent $4,905

Max offer price $624,999

Occupancy floor 86%

Sensitivity live

Price	-10% $880	-5% $703	+0% $526	+5% $349	+10% $172
Rent	-10% $86	-5% $306	+0% $526	+5% $746	+10% $966
Rate	-1.0pp $841	-0.5pp $685	base $526	+0.5pp $364	+1.0pp $199

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1	$5,571
Total (3 units)			$5,571

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: $156,250
• Closing costs: $18,750
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $624,999 Active 9 DOM
2. 2026-06-17
   days on market $624,999 Active 8 DOM
3. 2026-06-16
   days on market $624,999 Active 7 DOM
4. 2026-06-15
   days on market $624,999 Active 6 DOM
5. 2026-06-13
   statusdays on market $624,999 Active 4 DOM
6. 2026-06-10
   remarks 699-char remark
7. 2026-06-10
   listed $624,999 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: $4,044 · $337/mo
• Projected year-2 tax: $5,866 · $489/mo
• Expected delta: +$1,822/yr (+$152/mo · 45.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 68% 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: $66,852
• − Mortgage interest: −$35,010
• − Property taxes: −$4,044
• − Insurance: −$3,125
• − Repairs & maintenance: −$5,348
• − Management: −$5,348
• − Depreciation: −$18,182
• Taxable loss: −$4,205
• Est. tax savings @ 24.0%: +$1,009
• After-tax cash flow: $7,322/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): 12,716
• Household income: $58,675
• Rent vs Own: 65.6% rent · 34.4% own
• Severe rent burden: 811.0

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 0.61)
• Race & ethnicity: White 57% Hispanic / Latino 27% Two or more races 20% Black 4%
• Hispanic origin (detail): Puerto Rican 17% Dominican 2%
• Common ancestry: Russian 34% Lithuanian 5% Romanian 3%
• Foreign-born: 24% · Canada
• Languages at home: 57% English-only · Other Indo-European 22% Spanish 17% 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: ▲ 6.66%
• Current HPI: 417.5735
• 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

+161.5% since first listed

21 events — show timeline

• 2026-06-09 Listed $624,999 MLS PIN
• 2021-01-21 Sold (MLS) $300,000 MLS PIN
• 2020-12-02 Pending — MLS PIN
• 2020-11-17 Listed $289,900 MLS PIN
• 2019-04-10 Sold (MLS) $180,000 MLS PIN
• 2019-02-06 Pending — MLS PIN
• 2019-01-22 Price Changed $189,900 MLS PIN
• 2018-12-31 Price Changed $194,900 MLS PIN
• 2018-12-19 Relisted — MLS PIN
• 2018-12-11 Pending — MLS PIN
• 2018-12-04 Price Changed $199,900 MLS PIN
• 2018-11-19 Price Changed $204,900 MLS PIN
• 2018-10-23 Price Changed $209,900 MLS PIN
• 2018-09-26 Price Changed $219,900 MLS PIN
• 2018-09-20 Price Changed $224,000 MLS PIN
• 2018-08-15 Listed $229,000 MLS PIN
• 2005-10-28 Sold (MLS) $212,500 MLS PIN
• 2005-10-26 Sold (Public Records) $217,500 Public Records
• 2005-10-26 Sold (Public Records) $217,500 Public Records
• 2005-08-05 Listing Removed — MLS PIN
• 2005-06-09 Listed $239,000 MLS PIN

Property tax history

+2.8%/yr

Latest (2023): $4,044 · +11.6% YoY. Source: county tax records.