46 Grove St · Taunton, MA 02780

$695,000

8 bd · 3.0 ba · 2,360 sqft · MultiFamily public records · 79 Days on market

Built 1900 5,663 sqft lot $294/sqft · 6% above area Est $654k · 6% over

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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 +16.6/30.0
• DSCR +5.1/10.0
• ARV discount +4.7/15.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• 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 3-family property in Taunton offering strong investment potential or ideal owner-occupant opportunity! This multi-unit features two 2-bedroom, 1-bath units and a third-floor 1-bedroom, 1-bath unit, providing versatile living arrangements and income potential. All tenants are month-to-month, offering flexibility for future use or rent adjustments. Property includes a detached 2-car garage plus 6 additional off-street parking spaces—a rare and valuable feature for multi-family living. Conveniently located near local amenities, shopping, and major routes. Whether you’re looking to expand your portfolio or live in one unit while generating income from the others, this is an opportunity you don’t want to miss!

Key facts

• 5,663 sq ft lot
• 2 garage spots
• Community pool

Tags

• DETACHED 2-CAR GARAGE
• VERSATILE LIVING ARRANGEMENTS

What this means for you Summary

Snapshot

• This is a 2×2bd/1ba + 1×1bd/1ba units multifamily listed at $695k.

Deal economics

• At list price, monthly cash flow is $417 ($5k/yr) — positive. Per door: $139/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 $600k (13.7% below list).
• Recommended offer: $600k (13.7% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 3.2% in Taunton — 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 75/100 on livability (#78 in MA, #4,184 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: schools C-, crime C-, amenities F.
• Taunton (suburban): math 19% / reading 36% proficiency, ranked #263 of 302 in MA (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+2.0%/yr); 61 active listings in the ZIP; 760 units permitted in Bristol County in 2024 (142 in 5+ unit buildings).
• At $5,998/mo this rent would consume 97% of the median local household income ($74k/yr) (locally 2508% 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 $5k of loan paydown is wiped out by about $21k 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 79 days — a 6% lower offer ($653k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $140k; list at $695k implies a 396% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 77% 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 $599,800 (13.7% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 14% 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.86% ✗
• Cap rate: 7.01%
• Cash-on-cash: 2.57%
• DSCR: 1.11
• GRM: 9.7

CMA / ARV

• ARV (median comp): $654,364
• List price: $695,000
• Delta: 6.21%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 Stanley Ave	0.50mi	8/3.0	2,470 (+5%)	9mo	$685,000	$277	61
14 Pine St	0.58mi	8/2.0	2,432 (+3%)	9mo	$350,000	$144	56
10 Morton St	0.33mi	7/3.0 (-1)	2,509 (+6%)	24mo	$701,000	$279	49
19 Pine St	0.56mi	8/3.5	2,625 (+11%)	8mo	$900,000	$343	46
30 Grant St	0.37mi	7/3.0 (-1)	2,674 (+13%)	22mo	$740,000	$277	37
69 Tremont St	0.56mi	8/3.0	2,040 (-14%)	22mo	$670,000	$328	33

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 · 2.0% rent growth · sell at horizon

5-year hold

• IRR: -13.3%
• Equity multiple: 0.53×
• Total profit: $-92,257
• Equity at exit: $103,627

10-year hold

• IRR: -5.9%
• Equity multiple: 0.64×
• Total profit: $-71,022
• Equity at exit: $60,091

Cash invested: $194,600 (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 02780

• Home prices YoY: -28.1%
• Rents YoY: 2.0%
• Active inventory: 61
• Price-to-rent: 28.0×

Monthly cashflow live

• Estimated rent: $5,998 high
• Mortgage (P&I): −$3,645
• Tax from tax record: −$387 /mo · $4,649/yr
• Insurance: −$290
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,260
• Net cashflow: $417

Break-even live

Break-even rent $5,470

Max offer price $695,000

Occupancy floor 88%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$4,134
1× unit	1	1	$1,864
Total (3 units)			$5,998

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: $173,750
• Closing costs: $20,850
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $695,000 Active 79 DOM
2. 2026-06-17
   days on market $695,000 Active 78 DOM
3. 2026-06-16
   days on market $695,000 Active 77 DOM
4. 2026-06-15
   days on market $695,000 Active 76 DOM
5. 2026-06-13
   days on market $695,000 Active 74 DOM
6. 2026-06-13
   days on market $695,000 Active 73 DOM
7. 2026-06-09
   days on market $695,000 Active 70 DOM
8. 2026-06-08
   days on market $695,000 Active 69 DOM
9. 2026-06-07
   days on market $695,000 Active 68 DOM
10. 2026-06-03
    days on market $695,000 Active 64 DOM
11. 2026-06-02
    days on market $695,000 Active 63 DOM
12. 2026-06-01
    days on market $695,000 Active 62 DOM
13. 2026-05-31
    days on market $695,000 Active 61 DOM
14. 2026-05-12
    historical Contingent 748-char remark

    Show marketing remark (748 chars)

    Well-maintained 3-family property in Taunton offering strong investment potential or ideal owner-occupant opportunity! This multi-unit features two 2-bedroom, 1-bath units and a third-floor 1-bedroom, 1-bath unit, providing versatile living arrangements and income potential. All tenants are month-to-month, offering flexibility for future use or rent adjustments. Property includes a detached 2-car garage plus 6 additional off-street parking spaces—a rare and valuable feature for multi-family living. Conveniently located near local amenities, shopping, and major routes. Whether you’re looking to expand your portfolio or live in one unit while generating income from the others, this is an opportunity you don’t want to miss!

15. 2026-05-01
    status Back On Market 748-char remark

    Show marketing remark (748 chars)

    Well-maintained 3-family property in Taunton offering strong investment potential or ideal owner-occupant opportunity! This multi-unit features two 2-bedroom, 1-bath units and a third-floor 1-bedroom, 1-bath unit, providing versatile living arrangements and income potential. All tenants are month-to-month, offering flexibility for future use or rent adjustments. Property includes a detached 2-car garage plus 6 additional off-street parking spaces—a rare and valuable feature for multi-family living. Conveniently located near local amenities, shopping, and major routes. Whether you’re looking to expand your portfolio or live in one unit while generating income from the others, this is an opportunity you don’t want to miss!

16. 2026-04-23
    historical Contingent 748-char remark

    Show marketing remark (748 chars)

    Well-maintained 3-family property in Taunton offering strong investment potential or ideal owner-occupant opportunity! This multi-unit features two 2-bedroom, 1-bath units and a third-floor 1-bedroom, 1-bath unit, providing versatile living arrangements and income potential. All tenants are month-to-month, offering flexibility for future use or rent adjustments. Property includes a detached 2-car garage plus 6 additional off-street parking spaces—a rare and valuable feature for multi-family living. Conveniently located near local amenities, shopping, and major routes. Whether you’re looking to expand your portfolio or live in one unit while generating income from the others, this is an opportunity you don’t want to miss!

17. 2026-03-31
    listed $695,000 New 748-char remark

    Show marketing remark (748 chars)

    Well-maintained 3-family property in Taunton offering strong investment potential or ideal owner-occupant opportunity! This multi-unit features two 2-bedroom, 1-bath units and a third-floor 1-bedroom, 1-bath unit, providing versatile living arrangements and income potential. All tenants are month-to-month, offering flexibility for future use or rent adjustments. Property includes a detached 2-car garage plus 6 additional off-street parking spaces—a rare and valuable feature for multi-family living. Conveniently located near local amenities, shopping, and major routes. Whether you’re looking to expand your portfolio or live in one unit while generating income from the others, this is an opportunity you don’t want to miss!

18. 2002-01-28
    soldstatus $140,000

ⓘ 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: $4,649 · $387/mo
• Projected year-2 tax: $6,599 · $550/mo
• Expected delta: +$1,950/yr (+$162/mo · 41.9%)

ⓘ 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 · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% 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: $71,976
• − Mortgage interest: −$38,931
• − Property taxes: −$4,649
• − Insurance: −$3,475
• − Repairs & maintenance: −$5,758
• − Management: −$5,758
• − Depreciation: −$20,218
• Taxable loss: −$6,813
• Est. tax savings @ 24.0%: +$1,635
• After-tax cash flow: $6,636/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: Taunton
• NCES district ID: 2511520
• Math proficiency: 19% ▼ -16.00%
• Reading proficiency: 36% ▼ -2.00%
• Median HH income: $54,102
• Composite: 24.46/100
• National rank: #7665
• State rank: #263 of 302 in MA

Livability — Taunton

• Score: 75/100
• State rank: #78
• US rank: #4184

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Taunton, MA
• County: Bristol County · 342,083 people
• City population: 53,461
• Metro: Providence-Warwick, RI-MA
• Population (ZIP): 53,461
• Household income: $74,471
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 2508.0

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 (70%)
• Race & ethnicity: White 70% Two or more races 15% Hispanic / Latino 10% Black 7% Asian 2%
• Hispanic origin (detail): Puerto Rican 7% Dominican 1%
• Common ancestry: Russian 19% Lithuanian 6% Romanian 3%
• Foreign-born: 14% · Canada, Vietnam
• Languages at home: 78% English-only · Other Indo-European 11% Spanish 6% French/Haitian/Cajun 3%

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: ▼ -124.79%
• Current HPI: 319.3662
• Rent YoY: ▲ 2.00%
• 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

+396.4% since first listed

5 events — show timeline

• 2026-05-12 Contingent — MLS PIN
• 2026-05-01 Relisted — MLS PIN
• 2026-04-23 Contingent — MLS PIN
• 2026-03-31 Listed $695,000 MLS PIN
• 2002-01-28 Sold (Public Records) $140,000 Public Records

Property tax history

+6.6%/yr

Latest (2023): $4,649 · +8.4% YoY. Source: county tax records.