60 Market St · Brockton, MA 02301

$899,900

6 bd · 20.0 ba · 4,307 sqft · MultiFamily public records · 10 Days on market

Built 1891 7,100 sqft lot Est $797k · 13% 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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• ARV discount +1.7/15.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

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

Property being sold as-is where is. Pre-approval or proof of funds required with all offers, $1,000.00 Deposit (certified funds). Upon accepted offer, P&S and Addendum must be returned within 48 hours or asset will be returned to active status. . Inspection must be completed within 5 days. Buyer to verify all information.

Key facts

• 2016 roof
• 2011 furnace
• 2024 hot water tank

Tags

• MASSIVE 4300 S.F 4 UNIT
• 2016 ROOF
• 2011 FURNACE
• 2024 HOT WATER TANK
• BRAND NEW FRONT PORCH
• 2017 FULLY VINYL SIDED

Property features AI

Finance

• HOA & community: Community amenities nearby include public transportation, shopping, pool, tennis courts, parks, walk/jog trails, medical facility, laundromat, bike path, conservation area, highway access, house of worship, and schools

Exterior

• Parking: Off-street paved parking; Open parking for 6 vehicles; Paved driveway
• Utilities: Public water; Public sewer
• Home design: 4-family property; 4 total stories; Beige exterior; Property has been renovated since original construction
• Construction: Frame construction; Concrete perimeter foundation; Shingle roof; Built originally per public records; renovated since
• Exterior features: Porch; Wood deck; Rain gutters; Professional landscaping; Fenced/enclosed yard; Shed(s)

Interior

• Flooring: Wood flooring; Tile flooring
• Bathrooms: Five full bathrooms
• Interior features: 13 total rooms; Full, unfinished basement; One fireplace; Wood and tile flooring

What this means for you Summary

Snapshot

• This is a 4 × 7-bed/5.0-bath units multifamily listed at $900k.

Deal economics

• At list price, monthly cash flow is $5k ($58k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($13k rent vs $900k).
• Cap rate 12.8% 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 $13,349/mo this rent would consume 216% 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 $27k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $252k cash investment doubles in ~6 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 26y 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 $93k; list at $900k implies a 870% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1891 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 70% 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 $899,900

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 1891 — 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: 1.48% ✓
• Cap rate: 12.78%
• Cash-on-cash: 23.18%
• DSCR: 2.03
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $796,795
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1435 Main St	0.43mi	7/3.5 (+1)	4,680 (+9%)	6mo	$690,000	$147	41
93 Laureston St	0.49mi	6/6.0	4,374 (+2%)	17mo	$810,000	$185	40
12 Holmes St	0.55mi	6/6.0	3,816 (-11%)	12mo	$960,000	$252	26
728 Main St	0.60mi	6/2.5	4,825 (+12%)	15mo	$779,000	$161	19

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: 16.2%
• Equity multiple: 1.65×
• Total profit: $164,634
• Equity at exit: $134,178

10-year hold

• IRR: 24.8%
• Equity multiple: 3.16×
• Total profit: $544,274
• Equity at exit: $77,807

Cash invested: $251,972 (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: 71
• Price-to-rent: 22.5×

Monthly cashflow live

• Estimated rent: $13,349 medium
• Mortgage (P&I): −$4,719
• Tax from tax record: −$584 /mo · $7,002/yr
• Insurance: −$375
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,803
• Net cashflow: $4,868

Break-even live

Break-even rent $7,187

Max offer price $899,900

Occupancy floor 59%

Sensitivity live

Price	-10% $5,377	-5% $5,123	+0% $4,868	+5% $4,613	+10% $4,359
Rent	-10% $3,814	-5% $4,341	+0% $4,868	+5% $5,395	+10% $5,923
Rate	-1.0pp $5,321	-0.5pp $5,097	base $4,868	+0.5pp $4,635	+1.0pp $4,398

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

Units	Beds	Baths	Est. rent
▸ 4× units	7	5	$13,348
Total (4 units)			$13,349

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: $224,975
• Closing costs: $26,997
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $899,900 Active 10 DOM
2. 2026-06-17
   days on market $899,900 Active 9 DOM
3. 2026-06-16
   days on market $899,900 Active 8 DOM
4. 2026-06-15
   days on market $899,900 Active 7 DOM
5. 2026-06-13
   statusdays on market $899,900 Active 5 DOM
6. 2026-06-08
   remarks 669-char remark
7. 2026-06-08
   listed $899,900 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: $7,002 · $584/mo
• Projected year-2 tax: $9,035 · $753/mo
• Expected delta: +$2,033/yr (+$169/mo · 29.0%)

ⓘ 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 ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% 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: $160,188
• − Mortgage interest: −$50,408
• − Property taxes: −$7,002
• − Insurance: −$4,500
• − Repairs & maintenance: −$12,815
• − Management: −$12,815
• − Depreciation: −$26,179
• Taxable income: $46,469
• Est. tax owed @ 24.0%: −$11,153
• After-tax cash flow: $47,264/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

+1899.8% since first listed

12 events — show timeline

• 2026-06-08 Listed $899,900 MLS PIN
• 2009-02-12 Listing Removed — MLS PIN
• 2009-02-11 Sold (MLS) $92,800 MLS PIN
• 2008-12-22 Contingent — MLS PIN
• 2008-12-18 Price Changed $92,900 MLS PIN
• 2008-12-01 Price Changed $99,900 MLS PIN
• 2008-11-17 Listed $127,900 MLS PIN
• 2001-05-24 Sold (Public Records) $183,000 Public Records
• 2001-05-23 Sold (MLS) $183,000 MLS PIN
• 2001-04-13 Listing Removed — MLS PIN
• 2000-12-06 Listed $180,000 MLS PIN
• 1987-10-29 Sold (Public Records) $45,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $7,002 · +0.7% YoY. Source: county tax records.