19 Clinton Ave · Brockton, MA 02301

$1,300,000

10 bd · 84.0 ba · 5,376 sqft · MultiFamily public records · 10 Days on market

Built 1899 4,674 sqft lot Est $1048k · 24% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 14 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Great investment opportunity for this 14 unit building, made up of 10 single rooms and 4 apartments. A solid "cash cow" income generating property. Newer oil boiler (2016) & rubber roof. Fantastic Brockton center location, directly across from Plymouth Probate & Family court. Close proximity to restaurants, public transportation and local amenities. Property sold individually or as a portfolio package with 109 Green St. MLS# and 113 Green St. MLS # . Portfolio package is being offered for sale at a discounted rate. Additional portfolio financials available upon request. Ask agent for more details.

Key facts

• 4,674 sq ft lot
• 4 parking spots
• Built 1899

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Open parking with 4 spaces
• Utilities: Public water; Public sewer
• Home design: 5+ family rooming house; 4 total stories; Occupies multiple units/levels
• Construction: Stone foundation; Building area approximately 5,376 (total); Year built from public records
• Exterior features: Paved driveway; Lot approximately 0.11 acres

Interior

• Bedrooms: Multiple units with single-level layouts (some units on 1 to 3 floors)
• Bathrooms: Six full bathrooms
• Interior features: Total of 18 rooms; Four stories

What this means for you Summary

Snapshot

• This is a 14 × 16-bed/6.0-bath units multifamily listed at $1.30M.

Deal economics

• At list price, monthly cash flow is $24k ($288k/yr) — positive. Per door: $2k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($41k rent vs $1.30M).
• Cap rate 28.4% vs local median 4.1% 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); 71 active listings in the ZIP; 1,255 units permitted in Plymouth County in 2024 (411 in 5+ unit buildings).
• At $40,775/mo this rent would consume 659% 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 $9k of loan paydown is wiped out by about $39k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $364k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y 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 $700k; list at $1.30M implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1899 — 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 $1,300,000

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 1899 — 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. 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. 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.
8. 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.
9. 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: 3.14% ✓
• Cap rate: 28.42%
• Cash-on-cash: 79.03%
• DSCR: 4.52
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $1,048,320
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 W Elm St	0.28mi	11/4.0 (+1)	5,072 (-6%)	4mo	$985,000	$194	54
226 W Elm	0.33mi	10/4.5	4,869 (-9%)	4mo	$950,000	$195	46
24 Wall St	0.30mi	9/4.0 (-1)	4,734 (-12%)	10mo	$950,000	$201	38
285 W Elm St	0.48mi	10/7.0	4,839 (-10%)	16mo	$1,050,000	$217	28
26 Allen St	0.27mi	10/8.0	4,685 (-13%)	24mo	$830,000	$177	26

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: 79.2%
• Equity multiple: 4.62×
• Total profit: $1,318,001
• Equity at exit: $193,834

10-year hold

• IRR: 82.7%
• Equity multiple: 9.57×
• Total profit: $3,121,148
• Equity at exit: $112,400

Cash invested: $364,000 (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 02301

• Rents YoY: 3.0%
• Active inventory: 71
• Price-to-rent: 37.2×

Monthly cashflow live

• Estimated rent: $40,775 medium
• Mortgage (P&I): −$6,817
• Tax from tax record: −$880 /mo · $10,562/yr
• Insurance: −$542
• HOA: −$0
• Vacancy / Maint / Mgmt: −$8,563
• Net cashflow: $23,973

Break-even live

Break-even rent $10,429

Max offer price $1,300,000

Occupancy floor 36%

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

Units	Beds	Baths	Est. rent
▸ 14× units	16	6	$40,768
Total (14 units)			$40,775

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: $325,000
• Closing costs: $39,000
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $1,300,000 Active 10 DOM
2. 2026-06-17
   days on market $1,300,000 Active 9 DOM
3. 2026-06-16
   days on market $1,300,000 Active 8 DOM
4. 2026-06-15
   days on market $1,300,000 Active 7 DOM
5. 2026-06-13
   statusdays on market $1,300,000 Active 5 DOM
6. 2026-06-09
   remarks 647-char remark
7. 2026-06-09
   listed $1,300,000 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: $10,562 · $880/mo
• Projected year-2 tax: $13,276 · $1,106/mo
• Expected delta: +$2,714/yr (+$226/mo · 25.7%)

ⓘ 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: $489,300
• − Mortgage interest: −$72,820
• − Property taxes: −$10,562
• − Insurance: −$6,500
• − Repairs & maintenance: −$39,144
• − Management: −$39,144
• − Depreciation: −$37,818
• Taxable income: $283,312
• Est. tax owed @ 24.0%: −$67,995
• After-tax cash flow: $219,682/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

+79.3% since first listed

6 events — show timeline

• 2026-06-08 Listed $1,300,000 MLS PIN
• 2020-10-30 Sold (MLS) $700,000 MLS PIN
• 2020-08-28 Pending — MLS PIN
• 2020-08-17 Relisted — MLS PIN
• 2020-08-13 Contingent — MLS PIN
• 2020-07-13 Listed $725,000 MLS PIN

Property tax history

+3.3%/yr

Latest (2025): $10,562 · +0.7% YoY. Source: county tax records.