71 Blackbird St · Fall River, MA 02878

$289,990

3 bd · 1.5 ba · 1,296 sqft · Manufactured public records · 56 Days on market

Built 2003 $224/sqft · 11% above area Est $313k · 7% under $690/mo HOA · 20% of rent

---

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 +17.2/30.0
• ARV discount +10.8/15.0
• 1% rule +7.0/10.0
• DSCR +5.4/10.0
• Schools +3.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Country View Estates is a well-located 55+ community in Tiverton offering convenience and ease of living. Situated on a corner lot at the end of a dead-end street, this handicap-accessible double-wide provides privacy and functionality. Spanning over 1,500 square feet, the home features 3 generously sized bedrooms and 2 full bathrooms, with a layout ready for customization. A straightforward renovation opportunity allows you to add value and tailor the space to your needs. Additional highlights include parking for multiple vehicles, a covered carport, exterior shed for storage, and forced hot air heating throughout.

Key facts

• Covered carport
• Dead-end street
• Corner lot

Tags

• CORNER LOT
• DEAD-END STREET
• RENOVATION OPPORTUNITY
• PARKING FOR MULTIPLE VEHICLES
• COVERED CARPORT
• EXTERIOR SHED FOR STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $290k.

Deal economics

• At list price, monthly cash flow is $208 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $290k).
• Recommended offer: $281k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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.
• Tiverton (rural): math 35% / reading 49% proficiency, ranked #14 of 39 in RI (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 94 units permitted in Newport County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% of the median local income ($106k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Newport County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 18y 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 $135k; list at $290k implies a 115% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $281,290 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 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: 1.20% ✓
• Cap rate: 7.15%
• Cash-on-cash: 3.07%
• DSCR: 1.14
• GRM: 7.0

CMA / ARV

• ARV (median comp): $313,228
• List price: $289,990
• Delta: -7.42%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
77 Robin Dr	0.16mi	3/2.0	1,344 (+4%)	12mo	$325,000	$242	74
53 Blue Jay	0.10mi	2/2.0 (-1)	1,352 (+4%)	23mo	$330,000	$244	62
70 Songbird Ln	0.32mi	2/2.0 (-1)	1,404 (+8%)	23mo	$285,000	$203	45

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: -11.3%
• Equity multiple: 0.59×
• Total profit: $-33,390
• Equity at exit: $43,238

10-year hold

• IRR: -1.9%
• Equity multiple: 0.87×
• Total profit: $-10,505
• Equity at exit: $25,073

Cash invested: $81,197 (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 02878

• Home prices YoY: -23.3%
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $3,476 medium
• Mortgage (P&I): −$1,521
• Tax from tax record: −$207 /mo · $2,483/yr
• Insurance: −$121
• HOA: −$690
• Vacancy / Maint / Mgmt: −$730
• Net cashflow: $208

Break-even live

Break-even rent $3,213

Max offer price $289,990

Occupancy floor 89%

Sensitivity live

Price	-10% $372	-5% $290	+0% $208	+5% $125	+10% $43
Rent	-10% $-67	-5% $70	+0% $208	+5% $345	+10% $482
Rate	-1.0pp $354	-0.5pp $281	base $208	+0.5pp $132	+1.0pp $56

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: $72,498
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
535 Hancock St Tiverton, RI	3.0	2.0	1860	$4,500	$2.42	25d	1	0.35mi
425 Anthony St Unit 1 Fall River, MA	3.0	1.0	1000	$2,100	$2.10	3d	1	1.45mi
1141 Stafford Rd Fall River, MA	3.0	1.0	940	$1,750	$1.86	3d	1	1.47mi

HOA detail

• Monthly dues: $690 · $8,280/yr

Listing history 26 events

1. 2026-06-13
   statusdays on market $289,990 Pending 56 DOM
2. 2026-06-09
   days on market $289,990 Active 53 DOM
3. 2026-06-08
   days on market $289,990 Active 52 DOM
4. 2026-06-07
   days on market $289,990 Active 51 DOM
5. 2026-06-05
   days on market $289,990 Active 48 DOM
6. 2026-06-03
   days on market $289,990 Active 47 DOM
7. 2026-06-02
   days on market $289,990 Active 46 DOM
8. 2026-06-01
   days on market $289,990 Active 45 DOM
9. 2026-05-31
   days on market $289,990 Active 44 DOM
10. 2026-05-19
    price $289,990 623-char remark

    Show marketing remark (623 chars)

    Country View Estates is a well-located 55+ community in Tiverton offering convenience and ease of living. Situated on a corner lot at the end of a dead-end street, this handicap-accessible double-wide provides privacy and functionality. Spanning over 1,500 square feet, the home features 3 generously sized bedrooms and 2 full bathrooms, with a layout ready for customization. A straightforward renovation opportunity allows you to add value and tailor the space to your needs. Additional highlights include parking for multiple vehicles, a covered carport, exterior shed for storage, and forced hot air heating throughout.

11. 2026-05-19
    status Active 623-char remark

    Show marketing remark (623 chars)

    Country View Estates is a well-located 55+ community in Tiverton offering convenience and ease of living. Situated on a corner lot at the end of a dead-end street, this handicap-accessible double-wide provides privacy and functionality. Spanning over 1,500 square feet, the home features 3 generously sized bedrooms and 2 full bathrooms, with a layout ready for customization. A straightforward renovation opportunity allows you to add value and tailor the space to your needs. Additional highlights include parking for multiple vehicles, a covered carport, exterior shed for storage, and forced hot air heating throughout.

12. 2026-05-13
    status Pending 623-char remark

    Show marketing remark (623 chars)

    Country View Estates is a well-located 55+ community in Tiverton offering convenience and ease of living. Situated on a corner lot at the end of a dead-end street, this handicap-accessible double-wide provides privacy and functionality. Spanning over 1,500 square feet, the home features 3 generously sized bedrooms and 2 full bathrooms, with a layout ready for customization. A straightforward renovation opportunity allows you to add value and tailor the space to your needs. Additional highlights include parking for multiple vehicles, a covered carport, exterior shed for storage, and forced hot air heating throughout.

13. 2026-04-10
    listed $299,990 Active 623-char remark

    Show marketing remark (623 chars)

    Country View Estates is a well-located 55+ community in Tiverton offering convenience and ease of living. Situated on a corner lot at the end of a dead-end street, this handicap-accessible double-wide provides privacy and functionality. Spanning over 1,500 square feet, the home features 3 generously sized bedrooms and 2 full bathrooms, with a layout ready for customization. A straightforward renovation opportunity allows you to add value and tailor the space to your needs. Additional highlights include parking for multiple vehicles, a covered carport, exterior shed for storage, and forced hot air heating throughout.

14. 2026-03-31
    historical
15. 2025-11-26
    price $300,000
16. 2025-11-10
    price $315,000
17. 2025-11-07
    status Active
18. 2025-11-02
    historical Active Under Contract
19. 2025-10-04
    listed $325,000 Active
20. 2013-12-19
    price $199,000
21. 2009-08-05
    soldstatus $135,000
22. 2009-08-05
    soldstatus $94,500
23. 2009-06-26
    historical
24. 2008-08-15
    listed $179,900
25. 2008-08-14
    historical
26. 2008-01-03
    listed $209,900

ⓘ 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: $2,483 · $207/mo
• Projected year-2 tax: $3,025 · $252/mo
• Expected delta: +$542/yr (+$45/mo · 21.8%)

ⓘ 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 ≥96°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: $41,712
• − Mortgage interest: −$16,244
• − Property taxes: −$2,483
• − Insurance: −$1,450
• − Repairs & maintenance: −$3,337
• − Management: −$3,337
• − HOA: −$8,280
• − Depreciation: −$8,436
• Taxable loss: −$1,855
• Est. tax savings @ 24.0%: +$445
• After-tax cash flow: $2,936/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: Tiverton
• NCES district ID: 4401050
• Math proficiency: 35% ▼ -6.00%
• Reading proficiency: 49% ▬ 0.00%
• Median HH income: $67,472
• Composite: 37.77/100
• National rank: #4347
• State rank: #14 of 39 in RI

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

• County: Newport County
• City population: 93,033
• Metro: Providence-Warwick, RI-MA
• Population (ZIP): 16,189
• Household income: $106,036
• Rent vs Own: 19.3% rent · 80.7% own
• Severe rent burden: 201.0

Population outlook (Newport County) Hauer SSP2

• Today (2025): 81,198 people
• By 2030: 79,518 · -2.1%
• By 2040: 75,581 · -6.9%
• By 2050: 71,801 · -11.6%
• By 2075: 64,618 · -20.4%
• By 2100: 56,724 · -30.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 4% Two or more races 3% Black 2%
• Common ancestry: Russian 30% Lithuanian 15% Romanian 4%
• Foreign-born: 7% · Canada
• Languages at home: 92% English-only · Other Indo-European 5% Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Newport

• 2024 margin: Strong D (+25.5) · D 61.6% · R 36.1% · Other 2.2%
• 2008→2024 swing: +2.2pp toward D · 2008: 23.3pp · 2024: 25.5pp
• All cycles: 2024: D+25.5 2020: D+29.8 2016: D+19.4 2012: D+17.7 2008: D+23.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -110.16%
• Current HPI: 362.7711
• 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

+38.2% since first listed

17 events — show timeline

• 2026-05-19 Price Changed $289,990 RIS
• 2026-05-19 Relisted — RIS
• 2026-05-13 Pending — RIS
• 2026-04-10 Listed $299,990 RIS
• 2026-03-31 Listing Removed — RIS
• 2025-11-26 Price Changed $300,000 RIS
• 2025-11-10 Price Changed $315,000 RIS
• 2025-11-07 Relisted — RIS
• 2025-11-02 Contingent — RIS
• 2025-10-04 Listed $325,000 RIS
• 2013-12-19 Price Changed $199,000 RIS
• 2009-08-05 Sold (Public Records) $94,500 Public Records
• 2009-08-05 Sold (MLS) $135,000 RIS
• 2009-06-26 Listing Removed — RIS
• 2008-08-15 Listed $179,900 RIS
• 2008-08-14 Listing Removed — RIS
• 2008-01-03 Listed $209,900 RIS

Property tax history

+1.5%/yr

Latest (2024): $2,483 · +8.3% YoY. Source: county tax records.