70 North Ct Unit f · Fall River, MA 02720

$195,000

2 bd · 1.0 ba · 750 sqft · Condo · 31 Days on market

Built 1987 Fair condition

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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 +14.8/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• Rent growth +3.9/5.0
• Livability +3.1/5.0
• Condition / age +2.2/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this 2 bed, 1 bath condo located in the western section of Fall River. Conveniently situated less than five minutes from Fall River Heritage State Park, this condo offers easy access to waterfront views, walking paths, dining, shopping, and major highways. Inside, you’ll find comfortable living spaces, making it perfect for owner-occupants or investors alike. Enjoy low-maintenance living in a convenient location close to everything Fall River has to offer. Hoa Fees: 300 per month. Fees include General maintenance, trash removal, snow removal.

Key facts

• Waterfront views
• Easy access
• Walking paths

Tags

• WATERFRONT VIEWS
• WALKING PATHS
• EASY ACCESS
• LOW-MAINTENANCE LIVING
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Not a senior community
• Financial info: Annual tax reported: $1,311 (2025)

Exterior

• Parking: No open parking spaces listed
• Utilities: Public water; Public sewer
• Home design: Condominium; Garden-style structure; 3 stories; Entry level is 3
• Construction: Built (year sourced from public records); 750 total building area
• Exterior features: Public sewer; Public water

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $195k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $54 ($644/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 $177k (9.0% below list).
• Recommended offer: $177k (9.0% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.5% 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+, crime F, commute 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.
• Zoned schools: Henry Lord Community School (math 14% / reading 21%, grade F, #811 of 938 statewide, top 87%, 815 students, 0% FRL); Morton Middle (math 18% / reading 26%, grade F, #246 of 305 statewide, top 81%, 690 students, 0% FRL); B M C Durfee High (math 19% / reading 34%, grade F, #280 of 343 statewide, top 82%, 2,460 students, 0% FRL) — zoned schools average 0% FRL vs 68% district-wide (68 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+5.8%/yr); 73 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 760 units permitted in Bristol County in 2024 (142 in 5+ unit buildings).
• This rent runs 34% of the median local income ($62k/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 $1k of loan paydown is wiped out by about $6k 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 31 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.

Recommended offer $177,375 (9.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 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: 0.91% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.18%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.76% rent growth · sell at horizon

5-year hold

• IRR: -11.4%
• Equity multiple: 0.58×
• Total profit: $-23,092
• Equity at exit: $29,075

10-year hold

• IRR: 1.5%
• Equity multiple: 1.12×
• Total profit: $6,382
• Equity at exit: $16,860

Cash invested: $54,600 (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 02720

• Home prices YoY: -15.1%
• Rents YoY: 5.8%
• Active inventory: 73
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,774 high
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $54

Break-even live

Break-even rent $1,706

Max offer price $195,000

Occupancy floor 92%

Sensitivity live

Price	-10% $188	-5% $121	+0% $54	+5% $-14	+10% $-81
Rent	-10% $-86	-5% $-16	+0% $54	+5% $124	+10% $194
Rate	-1.0pp $152	-0.5pp $103	base $54	+0.5pp $3	+1.0pp $-48

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Cory St Apt 2 Fall River, MA	2.0	1.0	1100	$1,900	$1.73	45d	1	0.09mi
322 Brownell St Unit 1E Fall River, MA	2.0	1.0	800	$1,750	$2.19	45d	1	0.09mi
322 Brownell St Unit 3W Fall River, MA	2.0	1.0	800	$1,600	$2.00	45d	1	0.09mi
121 Almy St Unit 1 Fall River, MA	3.0	1.0	850	$1,950	$2.29	16d	1	0.10mi
84 Cory St Unit 3E Fall River, MA	2.0	1.0	967	$1,785	$1.85	6d	1	0.11mi
1226 N Main St Unit 1 Fall River, MA	2.0	1.0	1026	$1,600	$1.56	45d	1	0.12mi
33 Malvey St Fall River, MA	2.0	1.0	850	$1,500	$1.76	4d	1	0.12mi
800 Davol St Unit 1 Fall River, MA	1.0	1.0	650	$1,600	$2.46	45d	1	0.30mi
362 Pearce St Unit 2 Fall River, MA	2.0	1.0	1000	$1,600	$1.60	25d	1	0.31mi
697 Davol St Fall River, MA	2.0	2.0	945	$2,075	$2.20	3d	1	0.38mi
90 Suffolk St Unit 5 Fall River, MA	1.0	1.0	675	$1,800	$2.67	13d	1	0.39mi
750 Davol St #119 Fall River, MA	2.0	1.0	750	$2,000	$2.67	25d	1	0.40mi
750 Davol St #221 Fall River, MA	2.0	1.0	930	$2,100	$2.26	6d	1	0.40mi
750 Davol St Fall River, MA	1.0–2.0	1.0	795	$2,100	$2.64	6d	2	0.40mi
158 Fulton St Unit 4 Fall River, MA	2.0	1.0	900	$1,700	$1.89	45d	1	0.43mi
168 Fulton St Unit 3 Fall River, MA	2.0	1.0	900	$1,700	$1.89	25d	1	0.44mi
168 Fulton St Fall River, MA	2.0	1.0	900	$1,595	$1.77	4d	1	0.44mi
168 Fulton St Unit 3 Fall River, MA	2.0	1.0	900	$1,595	$1.77	13d	1	0.44mi
671 Durfee St Fall River, MA	2.0	1.0	800	$1,800	$2.25	45d	1	0.46mi
28 Odd St Unit 1 Fall River, MA	1.0	1.0	630	$1,650	$2.62	6d	1	0.49mi
1690 N Main St Apt 3 Fall River, MA	3.0	1.0	930	$1,800	$1.94	45d	1	0.51mi
45 Pickering St Apt 8 Fall River, MA	2.0	1.0	750	$1,750	$2.33	22d	1	0.52mi
52 Underwood St Ste B Fall River, MA	3.0	1.5	757	$2,475	$3.27	45d	1	0.54mi
60 Pickering St Apt 5 Fall River, MA	2.0	1.0	700	$1,750	$2.50	6d	1	0.54mi
58 Prospect St Unit 58 Fall River, MA	1.0	1.0	700	$1,200	$1.71	25d	1	0.54mi
60 Prospect St Unit 3 Fall River, MA	3.0	1.0	1100	$1,950	$1.77	19d	1	0.54mi
39 Belmont St Unit 2 Fall River, MA	2.0	1.0	650	$1,700	$2.62	25d	1	0.60mi
328 Maple St Unit 4 Fall River, MA	1.0	1.0	1000	$1,650	$1.65	25d	1	0.66mi
21 Jones St Fall River, MA	3.0	1.0	1000	$2,050	$2.05	25d	1	0.73mi
21 Jones St Fall River, MA	3.0	1.0	1000	$2,000	$2.00	45d	1	0.73mi
225 Danforth St Unit 3L Fall River, MA	2.0	1.0	750	$1,600	$2.13	4d	1	0.74mi
160 Jones St Unit 2 Fall River, MA	2.0	1.0	950	$1,800	$1.89	25d	1	0.83mi
9 Adams Ct Fall River, MA	1.0–3.0	1.0	848	$2,368	$2.79	3d	7	0.86mi
1 Adams Ct Fall River, MA	2.0	1.0	900	$2,344	$2.60	25d	1	0.88mi
1 Adams Ct Fall River, MA	2.0	1.0	900	$2,301	$2.56	45d	1	0.88mi
2 Weaver St Fall River, MA	2.0	1.5	991	$1,998	$2.01	3d	3	0.90mi
219 Purchase St Unit 1R Fall River, MA	1.0	1.0	750	$1,595	$2.13	25d	1	0.92mi
145 Grove St Unit 2 REAR Fall River, MA	1.0	1.0	1000	$1,300	$1.30	19d	1	0.92mi
229 Rock St Fall River, MA	1.0	1.0	750	$1,300	$1.73	19d	1	0.92mi
76 Stetson St Unit 3R Fall River, MA	1.0	1.0	700	$1,390	$1.99	25d	1	0.92mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: watertrashsnow removal
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-21
   days on market $195,000 Active 31 DOM
2. 2026-06-18
   days on market $195,000 Active 28 DOM
3. 2026-06-17
   days on market $195,000 Active 27 DOM
4. 2026-06-16
   days on market $195,000 Active 26 DOM
5. 2026-06-15
   days on market $195,000 Active 25 DOM
6. 2026-06-13
   days on market $195,000 Active 23 DOM
7. 2026-06-09
   days on market $195,000 Active 19 DOM
8. 2026-06-08
   days on market $195,000 Active 18 DOM
9. 2026-06-07
   days on market $195,000 Active 17 DOM
10. 2026-06-05
    days on market $195,000 Active 14 DOM
11. 2026-06-03
    days on market $195,000 Active 13 DOM
12. 2026-06-02
    days on market $195,000 Active 12 DOM
13. 2026-06-01
    days on market $195,000 Active 11 DOM
14. 2026-05-31
    days on market $195,000 Active 10 DOM
15. 2026-05-21
    listed $195,000 New

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $21,285
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$1,703
• − Management: −$1,703
• − Depreciation: −$5,673
• Taxable loss: −$2,616
• Est. tax savings @ 24.0%: +$628
• After-tax cash flow: $1,272/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.

Condition & rehab AI · 20 photos

Fair 45/100 Moderate rehab

This 2-bedroom, 1-bath condo in Fall River, MA, requires moderate renovations to update the kitchen and bathroom, and freshen up the interior. The location is convenient, but the home's dated appearance and outdated fixtures could be improved to increase its value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate kitchen appliances — outdated and in need of replacement
• Minor bathroom fixtures — small and dated, could be replaced

Value-add opportunities

• Both update kitchen cabinets and appliances — modernizing the kitchen would appeal to both buyers and renters
• Both replace bathroom fixtures — modernizing the bathroom would appeal to both buyers and renters
• Both paint interior walls — fresh paint would improve the overall appearance and appeal of the home

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
kitchen appliances · outdated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · small and dated, could be replaced	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Both update kitchen cabinets and appliances — modernizing the kitchen would appeal to both buyers and renters ↑
• Both replace bathroom fixtures — modernizing the bathroom would appeal to both buyers and renters ↑
• Both paint interior walls — fresh paint would improve the overall appearance and appeal of the home ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 30,940
• Household income: $62,196
• Rent vs Own: 62.5% rent · 37.5% own
• Severe rent burden: 2239.0

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 11% Two or more races 8% Black 6% Asian 3%
• Hispanic origin (detail): Puerto Rican 5% Dominican 1%
• Common ancestry: Russian 37% Lithuanian 7% Romanian 2%
• Foreign-born: 21% · Canada, China, Jamaica
• Languages at home: 66% English-only · Other Indo-European 21% Spanish 8% French/Haitian/Cajun 2%

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: ▼ -63.98%
• Current HPI: 360.4882
• Rent YoY: ▲ 5.76%
• 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

1 event — show timeline

• 2026-05-21 Listed $195,000 MLS PIN