28 Prospect St · Brockton, MA 02301

$874,900

9 bd · 3.0 ba · 3,924 sqft · MultiFamily public records · 50 Days on market

Built 1925 7,074 sqft lot $223/sqft · 5% below area Est $921k · 5% 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 +19.2/30.0
• ARV discount +9.8/15.0
• DSCR +6.0/10.0
• 1% rule +4.6/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

Well maintained and updated 3 family offering three spacious 3 bedroom units and nearly 4,000 sq ft of living space! Ideal for both investors and owner-occupants, this property features off street parking along with many updates including heating systems. Additional highlights include a large unfinished barn with significant value-add opportunity, including possible ADU conversion or expanded use, subject to buyer due diligence and City of Brockton approvals. A versatile property with immediate livability and future upside.

Key facts

• 7,074 sq ft lot
• Garage
• Built 1925

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.0-bath units multifamily listed at $875k.

Deal economics

• At list price, monthly cash flow is $938 ($11k/yr) — positive. Per door: $313/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 $842k (3.8% below list).
• Recommended offer: $842k (3.8% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 4.0% in Brockton — 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 74/100 on livability (#90 in MA, #4,625 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: schools D, crime F, amenities F.
• Brockton (suburban): math 12% / reading 22% proficiency, ranked #298 of 302 in MA (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.0%/yr); 76 active listings in the ZIP; 1,255 units permitted in Plymouth County in 2024 (411 in 5+ unit buildings).
• At $8,418/mo this rent would consume 136% of the median local household income ($74k/yr) (locally 2970% 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 $6k of loan paydown is wiped out by about $26k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($849k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 30y 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 $136k; list at $875k implies a 541% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% 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 $841,800 (3.8% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 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: 0.96% ✗
• Cap rate: 7.58%
• Cash-on-cash: 4.59%
• DSCR: 1.20
• GRM: 8.7

CMA / ARV

• ARV (median comp): $921,385
• List price: $874,900
• Delta: -5.05%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23 Falmouth Ave	0.07mi	10/3.0 (+1)	3,720 (-5%)	10mo	$1,000,000	$269	75
230 Court St	0.56mi	9/3.0	3,747 (-4%)	6mo	$950,000	$254	61
35 Ellis St	0.56mi	9/3.0	3,667 (-6%)	10mo	$954,000	$260	54
5 Farrington St	0.10mi	8/5.0 (-1)	3,428 (-13%)	17mo	$835,000	$244	47
298 N Warren Ave	0.28mi	8/4.0 (-1)	4,390 (+12%)	14mo	$1,010,000	$230	47
84 Ellis St	0.56mi	8/3.5 (-1)	4,054 (+3%)	22mo	$880,000	$217	43
71 Ellis St	0.54mi	9/3.0	3,590 (-8%)	21mo	$900,000	$251	43
127 Newbury St	0.69mi	8/5.0 (-1)	4,317 (+10%)	10mo	$900,000	$208	30

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 · 3.04% rent growth · sell at horizon

5-year hold

• IRR: -9.1%
• Equity multiple: 0.67×
• Total profit: $-81,773
• Equity at exit: $130,450

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $6,790
• Equity at exit: $75,645

Cash invested: $244,972 (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 02301

• Rents YoY: 3.0%
• Active inventory: 76
• Price-to-rent: 26.0×

Monthly cashflow live

• Estimated rent: $8,418 high
• Mortgage (P&I): −$4,588
• Tax from tax record: −$760 /mo · $9,116/yr
• Insurance: −$365
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,768
• Net cashflow: $938

Break-even live

Break-even rent $7,231

Max offer price $874,900

Occupancy floor 84%

Sensitivity live

Price	-10% $1,433	-5% $1,186	+0% $938	+5% $690	+10% $443
Rent	-10% $273	-5% $605	+0% $938	+5% $1,270	+10% $1,603
Rate	-1.0pp $1,379	-0.5pp $1,160	base $938	+0.5pp $711	+1.0pp $481

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1	$8,418
Total (3 units)			$8,418

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: $218,725
• Closing costs: $26,247
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $874,900 Active 50 DOM
2. 2026-06-18
   days on market $874,900 Active 47 DOM
3. 2026-06-17
   statusdays on market $874,900 Active 46 DOM
4. 2026-06-16
   days on market $874,900 Back On Market 45 DOM
5. 2026-06-15
   days on market $874,900 Back On Market 44 DOM
6. 2026-06-13
   remarks 533-char remark
7. 2026-06-13
   status $874,900 Back On Market 42 DOM
8. 2026-05-19
   status Under Agreement 529-char remark

   Show marketing remark (529 chars)

   Well maintained and updated 3 family offering three spacious 3 bedroom units and nearly 4,000 sq ft of living space! Ideal for both investors and owner-occupants, this property features off street parking along with many updates including heating systems. Additional highlights include a large unfinished barn with significant value-add opportunity, including possible ADU conversion or expanded use, subject to buyer due diligence and City of Brockton approvals. A versatile property with immediate livability and future upside.

9. 2026-05-07
   historical Contingent 529-char remark

   Show marketing remark (529 chars)

   Well maintained and updated 3 family offering three spacious 3 bedroom units and nearly 4,000 sq ft of living space! Ideal for both investors and owner-occupants, this property features off street parking along with many updates including heating systems. Additional highlights include a large unfinished barn with significant value-add opportunity, including possible ADU conversion or expanded use, subject to buyer due diligence and City of Brockton approvals. A versatile property with immediate livability and future upside.

10. 2026-04-30
    price $874,900 529-char remark

    Show marketing remark (529 chars)

    Well maintained and updated 3 family offering three spacious 3 bedroom units and nearly 4,000 sq ft of living space! Ideal for both investors and owner-occupants, this property features off street parking along with many updates including heating systems. Additional highlights include a large unfinished barn with significant value-add opportunity, including possible ADU conversion or expanded use, subject to buyer due diligence and City of Brockton approvals. A versatile property with immediate livability and future upside.

11. 2026-04-07
    listed $899,000 New 529-char remark

    Show marketing remark (529 chars)

    Well maintained and updated 3 family offering three spacious 3 bedroom units and nearly 4,000 sq ft of living space! Ideal for both investors and owner-occupants, this property features off street parking along with many updates including heating systems. Additional highlights include a large unfinished barn with significant value-add opportunity, including possible ADU conversion or expanded use, subject to buyer due diligence and City of Brockton approvals. A versatile property with immediate livability and future upside.

12. 2009-03-11
    historical 368-char remark

    Show marketing remark (368 chars)

    Huge 3 unit that would be bring in top dollar for rents once rehab is completed. 3, 3 bedroom units, vinyl siding. Subject needs alot of work. Priced to sell!! $ 1,000 with all offers w/valid pre-approval for 203K unless 20% down. Proof of funds required for cash deal. This is not a short sale.$500.00 closing costs credit as well as $ 500.00 bonus to selling broker.

13. 2009-03-11
    soldstatus $136,500 Sold 368-char remark

    Show marketing remark (368 chars)

    Huge 3 unit that would be bring in top dollar for rents once rehab is completed. 3, 3 bedroom units, vinyl siding. Subject needs alot of work. Priced to sell!! $ 1,000 with all offers w/valid pre-approval for 203K unless 20% down. Proof of funds required for cash deal. This is not a short sale.$500.00 closing costs credit as well as $ 500.00 bonus to selling broker.

14. 2009-03-10
    soldstatus $136,500
15. 2009-02-06
    historical 368-char remark

    Show marketing remark (368 chars)

    Huge 3 unit that would be bring in top dollar for rents once rehab is completed. 3, 3 bedroom units, vinyl siding. Subject needs alot of work. Priced to sell!! $ 1,000 with all offers w/valid pre-approval for 203K unless 20% down. Proof of funds required for cash deal. This is not a short sale.$500.00 closing costs credit as well as $ 500.00 bonus to selling broker.

16. 2009-01-17
    listed $139,900 368-char remark

    Show marketing remark (368 chars)

    Huge 3 unit that would be bring in top dollar for rents once rehab is completed. 3, 3 bedroom units, vinyl siding. Subject needs alot of work. Priced to sell!! $ 1,000 with all offers w/valid pre-approval for 203K unless 20% down. Proof of funds required for cash deal. This is not a short sale.$500.00 closing costs credit as well as $ 500.00 bonus to selling broker.

17. 2008-07-21
    soldstatus $210,308
18. 1996-10-30
    soldstatus $65,000
19. 1996-08-05
    historical
20. 1996-06-20
    soldstatus $40,000
21. 1996-06-19
    listed $81,000
22. 1987-07-31
    soldstatus $172,500

ⓘ 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: $9,116 · $760/mo
• Projected year-2 tax: $9,939 · $828/mo
• Expected delta: +$823/yr (+$69/mo · 9.0%)

ⓘ 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 ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $101,016
• − Mortgage interest: −$49,008
• − Property taxes: −$9,116
• − Insurance: −$4,374
• − Repairs & maintenance: −$8,081
• − Management: −$8,081
• − Depreciation: −$25,452
• Taxable loss: −$3,097
• Est. tax savings @ 24.0%: +$743
• After-tax cash flow: $11,998/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: Brockton
• NCES district ID: 2503090
• Math proficiency: 12% ▼ -11.00%
• Reading proficiency: 22% ▼ -6.00%
• Median HH income: $49,822
• Composite: 15.37/100
• National rank: #9323
• State rank: #298 of 302 in MA

Livability — Brockton

• Score: 74/100
• State rank: #90
• US rank: #4625

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brockton, MA
• County: Plymouth County · 358,589 people
• City population: 105,386
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 68,969
• Household income: $74,214
• Rent vs Own: 49.8% rent · 50.2% own
• Severe rent burden: 2970.0

Population outlook (Plymouth County) Hauer SSP2

• Today (2025): 533,105 people
• By 2030: 541,862 · +1.6%
• By 2040: 549,791 · +3.1%
• By 2050: 542,476 · +1.8%
• By 2075: 518,429 · -2.8%
• By 2100: 448,179 · -15.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.78)
• Race & ethnicity: Black 39% White 24% Two or more races 20% Hispanic / Latino 13% Asian 2%
• Hispanic origin (detail): Puerto Rican 5% Dominican 2%
• Common ancestry: Hispanic 13% Russian 2% Lithuanian 2%
• Foreign-born: 34% · Canada, China, Vietnam
• Languages at home: 51% English-only · French/Haitian/Cajun 24% Other Indo-European 11% Spanish 11%

Political lean MEDSL · Plymouth

• 2024 margin: Lean D (+8.8) · D 53.6% · R 44.7% · Other 1.7%
• 2008→2024 swing: +1.3pp toward D · 2008: 7.6pp · 2024: 8.8pp
• All cycles: 2024: D+8.8 2020: D+17.4 2016: D+7.2 2012: D+3.8 2008: D+7.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -403.95%
• Current HPI: 450.9985
• Rent YoY: ▲ 3.04%
• Metro: Boston-Cambridge-Newton, MA-NH
• 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

+407.2% since first listed

15 events — show timeline

• 2026-05-19 Pending — MLS PIN
• 2026-05-07 Contingent — MLS PIN
• 2026-04-30 Price Changed $874,900 MLS PIN
• 2026-04-07 Listed $899,000 MLS PIN
• 2009-03-11 Listing Removed — MLS PIN
• 2009-03-11 Sold (MLS) $136,500 MLS PIN
• 2009-03-10 Sold (Public Records) $136,500 Public Records
• 2009-02-06 Contingent — MLS PIN
• 2009-01-17 Listed $139,900 MLS PIN
• 2008-07-21 Sold (Public Records) $210,308 Public Records
• 1996-10-30 Sold (MLS) $65,000 MLS PIN
• 1996-08-05 Listing Removed — MLS PIN
• 1996-06-20 Sold (Public Records) $40,000 Public Records
• 1996-06-19 Listed $81,000 MLS PIN
• 1987-07-31 Sold (Public Records) $172,500 Public Records

Property tax history

+4.1%/yr

Latest (2025): $9,116 · -1.1% YoY. Source: county tax records.