3 Riley Ct · North Attleborough Town, MA 02760

$225,000

4 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 66 Days on market

Built 1910 3,412 sqft lot $223/sqft · 48% below area Est $432k · 48% under

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Why this score? — see what drove the B 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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +7.1/10.0
• Schools +4.8/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Exciting opportunity to create your dream home in North Attleboro, MA. This single-family property has been taken down to the studs, offering a blank canvas for the next owner to fully customize and design to their exact vision. With strong bones and endless potential, this home is ideal for buyers looking to add value through renovation or personal customization. Located in an amazing area with easy access to major highways, shopping, dining, and local amenities, the property combines convenience with opportunity. Two off-street parking spaces provide added everyday convenience. Whether you’re a homeowner ready to build your ideal space or an investor seeking a promising project, this property presents a rare chance to transform a well-located home into something truly special. Don’t miss out on this exceptional opportunity.

Key facts

• Easy access
• Blank canvas
• Strong bones

Tags

• BLANK CANVAS
• STRONG BONES
• OFF-STREET PARKING
• EASY ACCESS

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $586 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $212k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 2.8% in North Attleborough Town — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• North Attleborough (suburban): math 46% / reading 60% proficiency, ranked #98 of 302 in MA (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+2.9%/yr); 37 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 760 units permitted in Bristol County in 2024 (142 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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.
• At projected returns (-3.0% appreciation + 2.9% rent growth), your $63k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y ago; this cycle's ask has dropped $25k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 66% 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 $211,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.21% ✓
• Cap rate: 9.42%
• Cash-on-cash: 11.16%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

• ARV (median comp): $432,385
• List price: $225,000
• Delta: -47.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Riley Ct	0.01mi	3/2.0 (-1)	1,008 (0%)	20mo	$475,000	$471	74
147 Smith St	0.18mi	3/1.0 (-1)	1,080 (+7%)	17mo	$390,000	$361	61
935 Mount Hope St	0.50mi	3/2.0 (-1)	1,026 (+2%)	9mo	$435,000	$424	57
5 Franklin Ave	0.13mi	3/1.0 (-1)	892 (-12%)	21mo	$420,000	$471	52
26 Taylor St	0.72mi	3/1.0 (-1)	1,144 (+14%)	19mo	$490,000	$428	23

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 · 2.88% rent growth · sell at horizon

5-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $558
• Equity at exit: $33,548

10-year hold

• IRR: 9.8%
• Equity multiple: 1.75×
• Total profit: $47,352
• Equity at exit: $19,454

Cash invested: $63,000 (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 02760

• Rents YoY: 2.9%
• Active inventory: 37
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,714 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$285 /mo · $3,417/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$570
• Net cashflow: $586

Break-even live

Break-even rent $1,973

Max offer price $225,000

Occupancy floor 73%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Tifft St North Attleboro, MA	3.0	1.0	1150	$2,400	$2.09	1d	1	0.11mi
85 Richards Ave Unit 2 North Attleborough, MA	3.0	1.0	1040	$2,495	$2.40	1d	1	0.51mi
63 Moran St #1 North Attleborough, MA	3.0	1.0	1250	$2,600	$2.08	10d	1	0.60mi
47 Eddy St Unit 3 North Attleborough, MA	3.0	1.0	950	$2,400	$2.53	43d	1	0.79mi
17 Avery St Unit 4 North Attleborough, MA	3.0	1.0	1100	$2,550	$2.32	16d	1	0.86mi

Listing history 29 events

1. 2026-06-18
   days on market $225,000 Active 66 DOM
2. 2026-06-17
   days on market $225,000 Active 65 DOM
3. 2026-06-16
   days on market $225,000 Active 64 DOM
4. 2026-06-15
   days on market $225,000 Active 63 DOM
5. 2026-06-13
   days on market $225,000 Active 61 DOM
6. 2026-06-13
   days on market $225,000 Active 60 DOM
7. 2026-06-09
   days on market $225,000 Active 57 DOM
8. 2026-06-08
   days on market $225,000 Active 56 DOM
9. 2026-06-07
   statusdays on market $225,000 Active 55 DOM
10. 2026-06-03
    days on market $225,000 Price Changed 51 DOM
11. 2026-06-02
    days on market $225,000 Price Changed 50 DOM
12. 2026-06-02
    pricestatus $225,000 Price Changed 49 DOM
13. 2026-06-01
    days on market $250,000 Active 49 DOM
14. 2026-05-31
    days on market $250,000 Active 48 DOM
15. 2026-04-13
    listed $250,000 New 849-char remark

    Show marketing remark (849 chars)

    Exciting opportunity to create your dream home in North Attleboro, MA. This single-family property has been taken down to the studs, offering a blank canvas for the next owner to fully customize and design to their exact vision. With strong bones and endless potential, this home is ideal for buyers looking to add value through renovation or personal customization. Located in an amazing area with easy access to major highways, shopping, dining, and local amenities, the property combines convenience with opportunity. Two off-street parking spaces provide added everyday convenience. Whether you’re a homeowner ready to build your ideal space or an investor seeking a promising project, this property presents a rare chance to transform a well-located home into something truly special. Don’t miss out on this exceptional opportunity.

16. 2025-08-07
    soldstatus $229,000 Sold 611-char remark

    Show marketing remark (611 chars)

    With some sweat equity, make this property your own starting with a blank space! Enjoy the quietness of a dead end street, while still be located just steps from all that Downtown North Attleboro has to offer. Current layout of home is 3 bedrooms, an office with closet, and full bathroom, located on the second floor. First floor layout consists of the living room, dining room, and spacious kitchen. Currently forced hot air with oil furnace (not functioning), and 100 AMP updated electrical. Traditional financing (conventional/FHA) will not work. Must be cash or hard money. Property is in an AE flood zone.

17. 2025-07-17
    status Under Agreement 611-char remark

    Show marketing remark (611 chars)

    With some sweat equity, make this property your own starting with a blank space! Enjoy the quietness of a dead end street, while still be located just steps from all that Downtown North Attleboro has to offer. Current layout of home is 3 bedrooms, an office with closet, and full bathroom, located on the second floor. First floor layout consists of the living room, dining room, and spacious kitchen. Currently forced hot air with oil furnace (not functioning), and 100 AMP updated electrical. Traditional financing (conventional/FHA) will not work. Must be cash or hard money. Property is in an AE flood zone.

18. 2025-07-15
    status Back On Market 611-char remark

    Show marketing remark (611 chars)

    With some sweat equity, make this property your own starting with a blank space! Enjoy the quietness of a dead end street, while still be located just steps from all that Downtown North Attleboro has to offer. Current layout of home is 3 bedrooms, an office with closet, and full bathroom, located on the second floor. First floor layout consists of the living room, dining room, and spacious kitchen. Currently forced hot air with oil furnace (not functioning), and 100 AMP updated electrical. Traditional financing (conventional/FHA) will not work. Must be cash or hard money. Property is in an AE flood zone.

19. 2025-05-12
    status Under Agreement 611-char remark

    Show marketing remark (611 chars)

    With some sweat equity, make this property your own starting with a blank space! Enjoy the quietness of a dead end street, while still be located just steps from all that Downtown North Attleboro has to offer. Current layout of home is 3 bedrooms, an office with closet, and full bathroom, located on the second floor. First floor layout consists of the living room, dining room, and spacious kitchen. Currently forced hot air with oil furnace (not functioning), and 100 AMP updated electrical. Traditional financing (conventional/FHA) will not work. Must be cash or hard money. Property is in an AE flood zone.

20. 2025-05-02
    historical Contingent 611-char remark

    Show marketing remark (611 chars)

    With some sweat equity, make this property your own starting with a blank space! Enjoy the quietness of a dead end street, while still be located just steps from all that Downtown North Attleboro has to offer. Current layout of home is 3 bedrooms, an office with closet, and full bathroom, located on the second floor. First floor layout consists of the living room, dining room, and spacious kitchen. Currently forced hot air with oil furnace (not functioning), and 100 AMP updated electrical. Traditional financing (conventional/FHA) will not work. Must be cash or hard money. Property is in an AE flood zone.

21. 2025-04-29
    listed $229,000 New 611-char remark

    Show marketing remark (611 chars)

    With some sweat equity, make this property your own starting with a blank space! Enjoy the quietness of a dead end street, while still be located just steps from all that Downtown North Attleboro has to offer. Current layout of home is 3 bedrooms, an office with closet, and full bathroom, located on the second floor. First floor layout consists of the living room, dining room, and spacious kitchen. Currently forced hot air with oil furnace (not functioning), and 100 AMP updated electrical. Traditional financing (conventional/FHA) will not work. Must be cash or hard money. Property is in an AE flood zone.

22. 2013-07-03
    soldstatus $90,000 Sold
23. 2013-05-29
    historical Under Agreement
24. 2013-05-23
    price $99,000 Price Changed
25. 2013-04-24
    listed $114,900 New
26. 2013-04-05
    soldstatus $80,500 Sold
27. 2013-01-08
    price $80,500
28. 2013-01-04
    listed Under Agreement
29. 1970-02-04
    soldstatus $8,900

ⓘ 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: $3,417 · $285/mo
• Projected year-2 tax: $3,417 · $285/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $32,568
• − Mortgage interest: −$12,603
• − Property taxes: −$3,417
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,605
• − Management: −$2,605
• − Depreciation: −$6,545
• Taxable income: $3,667
• Est. tax owed @ 24.0%: −$880
• After-tax cash flow: $6,148/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: North Attleborough
• NCES district ID: 2508730
• Math proficiency: 46% ▼ -12.00%
• Reading proficiency: 60% ▼ -1.00%
• Median HH income: $80,560
• Composite: 48.14/100
• National rank: #2180
• State rank: #98 of 302 in MA

Livability — North Attleborough Town

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

Census & demographics

• Census place: North Attleborough Town, MA
• County: Bristol County · 342,083 people
• City population: 30,842
• Metro: Providence-Warwick, RI-MA
• Population (ZIP): 29,177
• Household income: $112,027
• Rent vs Own: 27.4% rent · 72.6% own
• Severe rent burden: 681.0

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 (84%)
• Race & ethnicity: White 84% Asian 6% Two or more races 5% Hispanic / Latino 4% Black 2%
• Common ancestry: Lithuanian 9% Romanian 6% Russian 5%
• Foreign-born: 9% · Canada, China
• Languages at home: 89% English-only · Other Indo-European 4% Spanish 3% Other Asian/Pacific 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: ▼ -575.93%
• Current HPI: 302.0435
• Rent YoY: ▲ 2.88%
• 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

+2709.0% since first listed

15 events — show timeline

• 2026-04-13 Listed $250,000 MLS PIN
• 2025-08-07 Sold (MLS) $229,000 MLS PIN
• 2025-07-17 Pending — MLS PIN
• 2025-07-15 Relisted — MLS PIN
• 2025-05-12 Pending — MLS PIN
• 2025-05-02 Contingent — MLS PIN
• 2025-04-29 Listed $229,000 MLS PIN
• 2013-07-03 Sold (MLS) $90,000 MLS PIN
• 2013-05-29 Contingent — MLS PIN
• 2013-05-23 Price Changed $99,000 MLS PIN
• 2013-04-24 Listed $114,900 MLS PIN
• 2013-04-05 Sold (MLS) $80,500 MLS PIN
• 2013-01-08 Price Changed $80,500 MLS PIN
• 2013-01-04 Listed — MLS PIN
• 1970-02-04 Sold (Public Records) $8,900 Public Records

Property tax history

+4.3%/yr

Latest (2023): $3,417 · +2.4% YoY. Source: county tax records.