83 Fairhaven Rd · Mattapoisett, MA 02739

$499,900

4 bd · 2.5 ba · 1,792 sqft · MultiFamily public records · 52 Days on market

Built 1920 0.76 ac lot

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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 +26.5/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Schools +4.7/10.0
• Rent growth +2.5/5.0
• 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: 2 units. confirmed

Listing remarks

Located in the heart of Mattapoisett, one of the South Coast’s most cherished seaside towns, this inviting two-family home offers a blend of timeless charm and modern versatility. Built in 1920, the 1,792 sq ft residence features two well-appointed units, each with hardwood floors, gas heat, and full kitchens and baths. Set on a generous 0.76-acre lot, the property includes a garage, enclosed porch, and expansive backyard - perfect for relaxing or entertaining. With 3 bedrooms and 2 baths across 7 rooms, it’s ideal for owner-occupants, multi-generational living, or investment potential. Conveniently located near Mattapoisett Village, local beaches, the scenic bike path, and the

Key facts

• Full baths
• Gas heat
• Enclosed porch

Tags

• HARDWOOD FLOORS
• GAS HEAT
• FULL KITCHENS
• FULL BATHS
• ENCLOSED PORCH
• EXPANSIVE BACKYARD

Property features AI

Finance

• Other: Building area about 1,792 total square feet; Lot size about 0.76 acres; Basement is full with interior entry and bulkhead; Property listed as Active Under Contract
• HOA & community: Community amenities nearby: shopping, pool, tennis courts, walk/jog trails, stables, golf, medical facility, laundromat, bike path, conservation area, highway access, house of worship, marina, private and public schools, T-station

Exterior

• Parking: Unpaved open parking; Four parking spaces
• Utilities: Public water; Sewer requires inspection for sale; 100 amp electrical service; Knob-and-tube wiring present
• Home design: Two-family side-by-side property; Three levels
• Construction: Frame construction; Stone foundation; Shingle roof; Approximately built (year from public records)
• Exterior features: Enclosed porch; Level lot; Ocean frontage / near beach; Public road frontage

Interior

• Kitchen: Range; Refrigerator
• Flooring: Wood; Vinyl; Carpet; Laminate; Hardwood
• Bathrooms: Two full bathrooms
• Heating & cooling: Knob-and-tube wiring (electrical note)
• Interior features: Pantry; Country kitchen; Internet available (unknown provider); Living room; Kitchen; Seven total rooms
• Laundry & utility: Washer hookup; Utilities available for gas range

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $500k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $662/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $500k).
• Recommended offer: $485k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Old Rochester (rural): math 45% / reading 58% proficiency, ranked #105 of 302 in MA (top 35%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 9% free/reduced lunch — higher-income household profile.
• Market conditions: 36 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,255 units permitted in Plymouth County in 2024 (411 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $15k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $140k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($485k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $484,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% 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 1920 — 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. 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: 1.12% ✓
• Cap rate: 9.47%
• Cash-on-cash: 11.36%
• DSCR: 1.51
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 0.6%
• Equity multiple: 1.02×
• Total profit: $3,249
• Equity at exit: $74,537

10-year hold

• IRR: 10.2%
• Equity multiple: 1.79×
• Total profit: $110,970
• Equity at exit: $43,222

Cash invested: $139,972 (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 02739

• Home prices YoY: -14.5%
• Active inventory: 36
• Price-to-rent: 14.8×

Monthly cashflow live

• Estimated rent: $5,615 medium
• Mortgage (P&I): −$2,622
• Tax from tax record: −$281 /mo · $3,374/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,179
• Net cashflow: $1,325

Break-even live

Break-even rent $3,938

Max offer price $499,900

Occupancy floor 71%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$5,616
Total (2 units)			$5,615

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: $124,975
• Closing costs: $14,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12 Pearl St Mattapoisett, MA	4.0	2.5	1782	$3,264	$1.83	2d	1	1.12mi

Listing history 18 events

1. 2026-06-18
   days on market $499,900 Active 52 DOM
2. 2026-06-17
   days on market $499,900 Active 51 DOM
3. 2026-06-16
   days on market $499,900 Active 50 DOM
4. 2026-06-15
   days on market $499,900 Active 49 DOM
5. 2026-06-13
   days on market $499,900 Active 47 DOM
6. 2026-06-12
   days on market $499,900 Active 46 DOM
7. 2026-06-09
   days on market $499,900 Active 43 DOM
8. 2026-06-08
   days on market $499,900 Active 42 DOM
9. 2026-06-07
   days on market $499,900 Active 41 DOM
10. 2026-06-05
    days on market $499,900 Active 39 DOM
11. 2026-06-04
    days on market $499,900 Active 38 DOM
12. 2026-06-03
    days on market $499,900 Active 37 DOM
13. 2026-06-02
    days on market $499,900 Active 36 DOM
14. 2026-06-01
    days on market $499,900 Active 35 DOM
15. 2026-05-31
    days on market $499,900 Active 34 DOM
16. 2026-05-06
    status Under Agreement
17. 2026-04-22
    historical Contingent
18. 2026-04-07
    listed $499,900 New

ⓘ 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: $3,374 · $281/mo
• Projected year-2 tax: $4,761 · $397/mo
• Expected delta: +$1,387/yr (+$116/mo · 41.1%)

ⓘ 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 (shaded) · 0% 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $67,380
• − Mortgage interest: −$28,002
• − Property taxes: −$3,374
• − Insurance: −$2,500
• − Repairs & maintenance: −$5,390
• − Management: −$5,390
• − Depreciation: −$14,543
• Taxable income: $8,181
• Est. tax owed @ 24.0%: −$1,963
• After-tax cash flow: $13,935/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: Old Rochester
• NCES district ID: 2509150
• Math proficiency: 45% ▼ -21.00%
• Reading proficiency: 58% ▼ -18.00%
• Median HH income: $79,903
• Composite: 46.84/100
• National rank: #2375
• State rank: #105 of 302 in MA

Livability — Mattapoisett

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 6,563

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: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Russian 14% Lithuanian 9% Romanian 7%
• Foreign-born: 5% · China, Canada
• Languages at home: 96% English-only · German/W. Germanic 2% Russian/Polish/Slavic 1% Other Indo-European 1%

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: ▼ -56.64%
• Current HPI: 332.8245
• Rent YoY: —
• Metro: —
• 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

3 events — show timeline

• 2026-05-06 Pending — MLS PIN
• 2026-04-22 Contingent — MLS PIN
• 2026-04-07 Listed $499,900 MLS PIN

Property tax history

+1.3%/yr

Latest (2025): $3,374 · +2.4% YoY. Source: county tax records.