88 Pearl St · Brockton, MA 02072

$519,000

4 bd · 2.0 ba · 2,064 sqft · SingleFamily public records · 90 Days on market

Built 1940 999 sqft lot $251/sqft · 34% below area Est $583k · 11% under

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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 +13.1/30.0
• ARV discount +12.5/15.0
• DSCR +3.9/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Schools +3.5/10.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity to own a spacious home in a prime Stoughton location, close to the commuter rail, Stoughton schools, restaurants, and shopping, making it ideal for Boston commuters. This home offers so many possibilities to fit your family’s needs. It can be used as a spacious five-bedroom home, or kept in its current layout with a two-bedroom downstairs and separate upstairs space that could work well for an au pair or in-law setup. There is also additional space in the basement that could be finished as a workout room, playroom, or bonus area. Do not miss the new price improvement on this amazing home.

Key facts

• Flexible floor plan
• Eat-in kitchen
• 4 parking spots

Tags

• PRIME STOUGHTON LOCATION
• STATE-OF-THE-ART LIBRARY
• FLEXIBLE FLOOR PLAN
• IN-LAW OR AU PAIR SUITE
• EAT-IN KITCHEN
• PARTIALLY FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $519k.

Deal economics

• At list price, monthly cash flow is $-22 ($-260/yr) — negative.
• To cash-flow at today's rent, offer at most $515k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $426k (17.9% below list).
• Recommended offer: $426k (17.9% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.0% 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: crime F, amenities F, cost of living F.
• Stoughton (suburban): math 31% / reading 44% proficiency, ranked #208 of 302 in MA (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Richard L. Wilkins Elementary School (math 32% / reading 42%, grade F, #539 of 938 statewide, top 60%, 312 students, 0% FRL); O'Donnell Middle School (math 26% / reading 39%, grade F, #195 of 305 statewide, top 65%, 815 students, 0% FRL); Stoughton High (math 51% / reading 62%, grade C, #153 of 343 statewide, top 45%, 1,073 students, 0% FRL) — zoned schools average 0% FRL vs 27% district-wide (27 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.5%/yr); 40 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 958 units permitted in Norfolk County in 2024 (305 in 5+ unit buildings).
• At $4,263/mo this rent would consume 49% of the median local household income ($105k/yr) (locally 1249% 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 $4k of loan paydown is wiped out by about $16k of value loss. Plan a longer hold.
• Norfolk County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($488k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $69k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $333k; list at $519k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $426,274 (17.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.82% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.18%
• DSCR: 0.99
• GRM: 10.1

CMA / ARV

• ARV (median comp): $583,463
• List price: $519,000
• Delta: -11.05%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
981 Washington St	0.62mi	4/2.0	2,000 (-3%)	11mo	$580,000	$290	57
107 Chestnut St	0.55mi	3/1.5 (-1)	2,027 (-2%)	13mo	$725,000	$358	53
67 French St	0.41mi	4/1.0	1,862 (-10%)	10mo	$535,000	$287	52
360 Pearl St	0.56mi	3/2.0 (-1)	1,924 (-7%)	12mo	$650,000	$338	48
250 Lincoln St	0.61mi	4/2.5	2,192 (+6%)	14mo	$700,000	$319	48
39 Talbot St	0.66mi	4/2.0	1,877 (-9%)	9mo	$625,000	$333	47
292 Prospect St	0.73mi	3/2.0 (-1)	1,915 (-7%)	4mo	$565,000	$295	46
55 Simpson St	0.56mi	3/1.0 (-1)	1,904 (-8%)	9mo	$529,000	$278	44
277 Cushing St	0.57mi	3/2.0 (-1)	2,174 (+5%)	19mo	$639,000	$294	44
316 Pleasant St	0.59mi	5/2.0 (+1)	1,756 (-15%)	6mo	$510,000	$290	38
24 Water St	0.47mi	3/2.5 (-1)	1,800 (-13%)	18mo	$535,000	$297	35
53 Belcher St	0.69mi	4/2.0	1,793 (-13%)	15mo	$610,000	$340	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 · 4.55% rent growth · sell at horizon

5-year hold

• IRR: -15.0%
• Equity multiple: 0.46×
• Total profit: $-78,785
• Equity at exit: $77,385

10-year hold

• IRR: -4.1%
• Equity multiple: 0.71×
• Total profit: $-42,019
• Equity at exit: $44,874

Cash invested: $145,320 (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 02072

• Rents YoY: 4.5%
• Active inventory: 40
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $4,263 medium
• Mortgage (P&I): −$2,722
• Tax from tax record: −$451 /mo · $5,415/yr
• Insurance: −$216
• HOA: −$0
• Vacancy / Maint / Mgmt: −$895
• Net cashflow: $-22

Break-even live

Break-even rent $4,290

Max offer price $515,179

Occupancy floor 96%

Sensitivity live

Price	-10% $272	-5% $125	+0% $-22	+5% $-169	+10% $-315
Rent	-10% $-358	-5% $-190	+0% $-22	+5% $147	+10% $315
Rate	-1.0pp $240	-0.5pp $110	base $-22	+0.5pp $-156	+1.0pp $-293

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: $129,750
• Closing costs: $15,570
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
124 Perry St Unit 1 Stoughton, MA	5.0	1.0	2300	$4,400	$1.91	45d	1	0.43mi
145 Gay St Stoughton, MA	3.0	3.0	2375	$4,800	$2.02	6d	1	0.72mi

Listing history 21 events

1. 2026-06-21
   days on market $519,000 Active 90 DOM
2. 2026-06-18
   days on market $519,000 Active 87 DOM
3. 2026-06-17
   days on market $519,000 Active 86 DOM
4. 2026-06-16
   days on market $519,000 Active 85 DOM
5. 2026-06-15
   days on market $519,000 Active 84 DOM
6. 2026-06-13
   days on market $519,000 Active 82 DOM
7. 2026-06-09
   days on market $519,000 Active 78 DOM
8. 2026-06-08
   days on market $519,000 Active 77 DOM
9. 2026-06-07
   days on market $519,000 Active 76 DOM
10. 2026-06-04
    days on market $519,000 Active 73 DOM
11. 2026-06-03
    days on market $519,000 Active 72 DOM
12. 2026-06-02
    days on market $519,000 Active 71 DOM
13. 2026-06-01
    days on market $519,000 Active 70 DOM
14. 2026-05-31
    days on market $519,000 Active 69 DOM
15. 2026-05-04
    price $533,000 619-char remark

    Show marketing remark (619 chars)

    Great opportunity to own a spacious home in a prime Stoughton location, close to the commuter rail, Stoughton schools, restaurants, and shopping, making it ideal for Boston commuters. This home offers so many possibilities to fit your family’s needs. It can be used as a spacious five-bedroom home, or kept in its current layout with a two-bedroom downstairs and separate upstairs space that could work well for an au pair or in-law setup. There is also additional space in the basement that could be finished as a workout room, playroom, or bonus area. Do not miss the new price improvement on this amazing home.

16. 2026-04-14
    price $557,000 619-char remark

    Show marketing remark (619 chars)

    Great opportunity to own a spacious home in a prime Stoughton location, close to the commuter rail, Stoughton schools, restaurants, and shopping, making it ideal for Boston commuters. This home offers so many possibilities to fit your family’s needs. It can be used as a spacious five-bedroom home, or kept in its current layout with a two-bedroom downstairs and separate upstairs space that could work well for an au pair or in-law setup. There is also additional space in the basement that could be finished as a workout room, playroom, or bonus area. Do not miss the new price improvement on this amazing home.

17. 2026-04-13
    price $565,000 619-char remark

    Show marketing remark (619 chars)

    Great opportunity to own a spacious home in a prime Stoughton location, close to the commuter rail, Stoughton schools, restaurants, and shopping, making it ideal for Boston commuters. This home offers so many possibilities to fit your family’s needs. It can be used as a spacious five-bedroom home, or kept in its current layout with a two-bedroom downstairs and separate upstairs space that could work well for an au pair or in-law setup. There is also additional space in the basement that could be finished as a workout room, playroom, or bonus area. Do not miss the new price improvement on this amazing home.

18. 2026-03-23
    listed $588,000 New 619-char remark

    Show marketing remark (619 chars)

    Great opportunity to own a spacious home in a prime Stoughton location, close to the commuter rail, Stoughton schools, restaurants, and shopping, making it ideal for Boston commuters. This home offers so many possibilities to fit your family’s needs. It can be used as a spacious five-bedroom home, or kept in its current layout with a two-bedroom downstairs and separate upstairs space that could work well for an au pair or in-law setup. There is also additional space in the basement that could be finished as a workout room, playroom, or bonus area. Do not miss the new price improvement on this amazing home.

19. 2019-04-10
    soldstatus $333,000 Sold 1006-char remark

    Show marketing remark (1006 chars)

    Offer deadline for final and best. Tuesday March 19th @12noon. Tired of your morning commute? This nicely maintained Cottage conveniently located near Stoughton center, near all amenities. Stoughton High is only 8 doors down the street! And the home is less than 1/2 mile from the train station, and only a 10 min drive to the highway, making your commute to work a breeze. As you pull into the property you will see the beautiful brick front and maintenance free Aluminum Siding, and a 4 car driveway. Walking in you will notice there is plenty of space and tons of rooms! It's perfect for the growing family. 4 Bedrooms, 2 full baths and a partially finished basement making it 3 levels of living space. There is Hardwood throughout the first and second floors and carpet in the finished portion of the basement. But thats not all, As you stroll out back you'll find an easily maintained fenced-in backyard, with a cemented patio for seating, creating the perfect place for those summer time BBQ’s.

20. 2019-03-22
    status Contingent 1006-char remark

    Show marketing remark (1006 chars)

    Offer deadline for final and best. Tuesday March 19th @12noon. Tired of your morning commute? This nicely maintained Cottage conveniently located near Stoughton center, near all amenities. Stoughton High is only 8 doors down the street! And the home is less than 1/2 mile from the train station, and only a 10 min drive to the highway, making your commute to work a breeze. As you pull into the property you will see the beautiful brick front and maintenance free Aluminum Siding, and a 4 car driveway. Walking in you will notice there is plenty of space and tons of rooms! It's perfect for the growing family. 4 Bedrooms, 2 full baths and a partially finished basement making it 3 levels of living space. There is Hardwood throughout the first and second floors and carpet in the finished portion of the basement. But thats not all, As you stroll out back you'll find an easily maintained fenced-in backyard, with a cemented patio for seating, creating the perfect place for those summer time BBQ’s.

21. 2019-03-11
    listed $335,000 New 1006-char remark

    Show marketing remark (1006 chars)

    Offer deadline for final and best. Tuesday March 19th @12noon. Tired of your morning commute? This nicely maintained Cottage conveniently located near Stoughton center, near all amenities. Stoughton High is only 8 doors down the street! And the home is less than 1/2 mile from the train station, and only a 10 min drive to the highway, making your commute to work a breeze. As you pull into the property you will see the beautiful brick front and maintenance free Aluminum Siding, and a 4 car driveway. Walking in you will notice there is plenty of space and tons of rooms! It's perfect for the growing family. 4 Bedrooms, 2 full baths and a partially finished basement making it 3 levels of living space. There is Hardwood throughout the first and second floors and carpet in the finished portion of the basement. But thats not all, As you stroll out back you'll find an easily maintained fenced-in backyard, with a cemented patio for seating, creating the perfect place for those summer time BBQ’s.

ⓘ 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: $5,415 · $451/mo
• Projected year-2 tax: $5,899 · $492/mo
• Expected delta: +$484/yr (+$40/mo · 8.9%)

ⓘ 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 ≥97°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: $51,153
• − Mortgage interest: −$29,072
• − Property taxes: −$5,415
• − Insurance: −$2,595
• − Repairs & maintenance: −$4,092
• − Management: −$4,092
• − Depreciation: −$15,098
• Taxable loss: −$9,212
• Est. tax savings @ 24.0%: +$2,211
• After-tax cash flow: $1,951/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: Stoughton
• NCES district ID: 2511250
• Math proficiency: 31% ▼ -17.00%
• Reading proficiency: 44% ▼ -9.00%
• Median HH income: $72,246
• Composite: 34.5/100
• National rank: #5180
• State rank: #208 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

• County: Norfolk County · 644,082 people
• City population: 105,386
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 29,225
• Household income: $104,794
• Rent vs Own: 25.9% rent · 74.1% own
• Severe rent burden: 1249.0

Population outlook (Norfolk County) Hauer SSP2

• Today (2025): 737,259 people
• By 2030: 755,213 · +2.4%
• By 2040: 786,961 · +6.7%
• By 2050: 813,019 · +10.3%
• By 2075: 861,214 · +16.8%
• By 2100: 845,063 · +14.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 60% Black 18% Two or more races 9% Asian 6% Hispanic / Latino 5%
• Common ancestry: Russian 7% Estonian 4% Scotch-Irish 3%
• Foreign-born: 25% · Canada, Vietnam, China
• Languages at home: 69% English-only · Other Indo-European 11% French/Haitian/Cajun 6% Spanish 3%

Political lean MEDSL · Norfolk

• 2024 margin: Strong D (+28.8) · D 63.3% · R 34.6% · Other 2.1%
• 2008→2024 swing: +10.2pp toward D · 2008: 18.5pp · 2024: 28.8pp
• All cycles: 2024: D+28.8 2020: D+36.3 2016: D+27.9 2012: D+16.1 2008: D+18.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -461.85%
• Current HPI: 294.458
• Rent YoY: ▲ 4.55%
• 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

+59.1% since first listed

7 events — show timeline

• 2026-05-04 Price Changed $533,000 MLS PIN
• 2026-04-14 Price Changed $557,000 MLS PIN
• 2026-04-13 Price Changed $565,000 MLS PIN
• 2026-03-23 Listed $588,000 MLS PIN
• 2019-04-10 Sold (MLS) $333,000 MLS PIN
• 2019-03-22 Pending — MLS PIN
• 2019-03-11 Listed $335,000 MLS PIN

Property tax history

+5.5%/yr

Latest (2023): $5,415 · +4.4% YoY. Source: county tax records.