39 Friendship Dr · Brockton, MA 02379

$219,900

2 bd · 2.0 ba · 1,100 sqft · SingleFamily · 31 Days on market

Built 1983 $490/mo HOA · 16% of rent

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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 +25.0/30.0
• 1% rule +9.3/10.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Matfield Woods, 55+ community. Large living room, kitchen with breakfast bar and dining area, 2 bedrooms, 2 baths and laundry room. This home has beautiful laminate flooring in all areas & kitchen and bath rooms. Both bathrooms have nice upgrades. Back enclosed sun porch leads to back yard with Shed. New Roof. Central Air! Exceptional Value. Monthly park fee is $459.23 and includes trash pick up, plowing, taxes and water!! **Heat, hot water and cooking are all propane(Osterman) average cost around $450 for 2-3 months per owner. Newer Front Door, Burner, Generator Hook-Up with Generator stays, and skirting around the exterior lower area.

Key facts

• Propane gas heat
• Central air
• 2 parking spots

Tags

• RAMP ACCESS INTO SUNROOM
• CENTRAL AIR
• PROPANE GAS HEAT
• ARCHITECTURAL SHINGLE ROOF
• LOW MAINTENANCE VINYL SIDING

Property features AI

Finance

• Other: Total building area approximately 1,100; Foundation area approximately 999
• HOA & community: Homeowners association membership required; Senior community; Community amenities include public transportation, shopping, golf, highway access, house of worship, public school access, and nearby T-station; Association fee applies

Exterior

• Parking: Two open parking spaces; Paved, off-street exclusive parking and paved driveway
• Utilities: Public water; Public sewer; Electric service with circuit breakers and 100 amp service; Gas available for range; electric hookup for dryer
• Home design: Modular mobile home; Single-story (first floor living)
• Construction: Shingle roof; Built on slab foundation; Blue exterior
• Exterior features: Porch; Rain gutters; Exterior storage; Screens; Corner lot, wooded and level; Paved road access

Interior

• Kitchen: Country-style kitchen with kitchen island and dining area; Gas stove
• Bedrooms: Master bedroom on the first floor with ceiling fan, closet, and laminate flooring; Second bedroom on the first floor with ceiling fan, closet, and laminate flooring
• Flooring: Laminate flooring in living areas and bedrooms; Vinyl flooring in kitchen, bathrooms, and laundry
• Bathrooms: Two full bathrooms; Both bathrooms feature shower stalls, vinyl flooring, and are handicap accessible/equipped; Master bathroom included
• Heating & cooling: Forced air heating (natural gas and propane); Central air conditioning
• Interior features: Sun room; Insulated windows with screens; Cable hookup; Exterior access via slider
• Laundry & utility: First-floor laundry area with washer hookup and electric dryer hookup; Washer and dryer are included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $479 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Recommended offer: $213k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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.
• West Bridgewater (suburban): math 28% / reading 53% proficiency, ranked #186 of 302 in MA (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: Rose L Macdonald (math 52% / reading 62%, grade C+, #207 of 938 statewide, top 26%, 311 students, 0% FRL); Howard School (math 24% / reading 52%, grade F, #154 of 305 statewide, top 51%, 311 students, 0% FRL); West Bridgewater Junior/Senior (math 28% / reading 54%, grade F, #224 of 343 statewide, top 66%, 625 students, 0% FRL).
• Market conditions: 28 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,255 units permitted in Plymouth County in 2024 (411 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.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 69% 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 $213,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.43% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.34%
• DSCR: 1.42
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $471,900
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
386 Matfield St	0.54mi	3/1.0 (+1)	1,156 (+5%)	6mo	$525,000	$454	52
31 Vital Ave	0.45mi	3/1.0 (+1)	1,212 (+10%)	16mo	$512,000	$422	39
42 Matfield St	0.73mi	3/1.0 (+1)	978 (-11%)	6mo	$420,000	$429	34

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.0%
• Equity multiple: 0.92×
• Total profit: $-4,749
• Equity at exit: $32,788

10-year hold

• IRR: 7.8%
• Equity multiple: 1.59×
• Total profit: $36,601
• Equity at exit: $19,013

Cash invested: $61,572 (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 02379

• Active inventory: 28
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $3,151 medium
• Mortgage (P&I): −$1,153
• Tax est. 1.5%: −$275 /mo · $3,298/yr
• Insurance: −$92
• HOA: −$490
• Vacancy / Maint / Mgmt: −$662
• Net cashflow: $479

Break-even live

Break-even rent $2,544

Max offer price $219,900

Occupancy floor 80%

Sensitivity live

Price	-10% $631	-5% $555	+0% $479	+5% $403	+10% $327
Rent	-10% $231	-5% $355	+0% $479	+5% $604	+10% $728
Rate	-1.0pp $590	-0.5pp $535	base $479	+0.5pp $422	+1.0pp $364

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
149 Copeland St West Bridgewater, MA	3.0	2.0	1339	$4,200	$3.14	0d	1	0.80mi
10 Longworth Ave Brockton, MA	2.0	1.0	950	$2,500	$2.63	45d	1	1.08mi
368 N Elm St Unit 2 West Bridgewater, MA	2.0	1.0	850	$2,200	$2.59	45d	1	1.32mi

HOA detail

• Monthly dues: $490 · $5,880/yr
• Likely covers: watertrash

Listing history 30 events

1. 2026-06-21
   days on market $219,900 Active 31 DOM
2. 2026-06-18
   days on market $219,900 Active 28 DOM
3. 2026-06-17
   days on market $219,900 Active 27 DOM
4. 2026-06-16
   days on market $219,900 Active 26 DOM
5. 2026-06-15
   days on market $219,900 Active 25 DOM
6. 2026-06-13
   days on market $219,900 Active 23 DOM
7. 2026-06-13
   days on market $219,900 Active 22 DOM
8. 2026-06-09
   days on market $219,900 Active 19 DOM
9. 2026-06-08
   days on market $219,900 Active 18 DOM
10. 2026-06-07
    days on market $219,900 Active 17 DOM
11. 2026-06-04
    days on market $219,900 Active 14 DOM
12. 2026-06-03
    days on market $219,900 Active 13 DOM
13. 2026-06-02
    days on market $219,900 Active 12 DOM
14. 2026-06-01
    days on market $219,900 Active 11 DOM
15. 2026-05-31
    days on market $219,900 Active 10 DOM
16. 2026-05-21
    listed $219,900 New
17. 2022-08-04
    soldstatus $218,500 Sold 651-char remark

    Show marketing remark (651 chars)

    Matfield Woods, 55+ community. Large living room, kitchen with breakfast bar and dining area, 2 bedrooms, 2 baths and laundry room. This home has beautiful laminate flooring in all areas & kitchen and bath rooms. Both bathrooms have nice upgrades. Back enclosed sun porch leads to back yard with Shed. New Roof. Central Air! Exceptional Value. Monthly park fee is $459.23 and includes trash pick up, plowing, taxes and water!! **Heat, hot water and cooking are all propane(Osterman) average cost around $450 for 2-3 months per owner. Newer Front Door, Burner, Generator Hook-Up with Generator stays, and skirting around the exterior lower area.

18. 2022-07-11
    status Under Agreement 651-char remark

    Show marketing remark (651 chars)

    Matfield Woods, 55+ community. Large living room, kitchen with breakfast bar and dining area, 2 bedrooms, 2 baths and laundry room. This home has beautiful laminate flooring in all areas & kitchen and bath rooms. Both bathrooms have nice upgrades. Back enclosed sun porch leads to back yard with Shed. New Roof. Central Air! Exceptional Value. Monthly park fee is $459.23 and includes trash pick up, plowing, taxes and water!! **Heat, hot water and cooking are all propane(Osterman) average cost around $450 for 2-3 months per owner. Newer Front Door, Burner, Generator Hook-Up with Generator stays, and skirting around the exterior lower area.

19. 2022-07-08
    status Back On Market 651-char remark

    Show marketing remark (651 chars)

    Matfield Woods, 55+ community. Large living room, kitchen with breakfast bar and dining area, 2 bedrooms, 2 baths and laundry room. This home has beautiful laminate flooring in all areas & kitchen and bath rooms. Both bathrooms have nice upgrades. Back enclosed sun porch leads to back yard with Shed. New Roof. Central Air! Exceptional Value. Monthly park fee is $459.23 and includes trash pick up, plowing, taxes and water!! **Heat, hot water and cooking are all propane(Osterman) average cost around $450 for 2-3 months per owner. Newer Front Door, Burner, Generator Hook-Up with Generator stays, and skirting around the exterior lower area.

20. 2022-07-01
    historical Contingent 651-char remark

    Show marketing remark (651 chars)

    Matfield Woods, 55+ community. Large living room, kitchen with breakfast bar and dining area, 2 bedrooms, 2 baths and laundry room. This home has beautiful laminate flooring in all areas & kitchen and bath rooms. Both bathrooms have nice upgrades. Back enclosed sun porch leads to back yard with Shed. New Roof. Central Air! Exceptional Value. Monthly park fee is $459.23 and includes trash pick up, plowing, taxes and water!! **Heat, hot water and cooking are all propane(Osterman) average cost around $450 for 2-3 months per owner. Newer Front Door, Burner, Generator Hook-Up with Generator stays, and skirting around the exterior lower area.

21. 2022-06-09
    price $230,000 651-char remark

    Show marketing remark (651 chars)

    Matfield Woods, 55+ community. Large living room, kitchen with breakfast bar and dining area, 2 bedrooms, 2 baths and laundry room. This home has beautiful laminate flooring in all areas & kitchen and bath rooms. Both bathrooms have nice upgrades. Back enclosed sun porch leads to back yard with Shed. New Roof. Central Air! Exceptional Value. Monthly park fee is $459.23 and includes trash pick up, plowing, taxes and water!! **Heat, hot water and cooking are all propane(Osterman) average cost around $450 for 2-3 months per owner. Newer Front Door, Burner, Generator Hook-Up with Generator stays, and skirting around the exterior lower area.

22. 2022-05-12
    price $234,500 651-char remark

    Show marketing remark (651 chars)

    Matfield Woods, 55+ community. Large living room, kitchen with breakfast bar and dining area, 2 bedrooms, 2 baths and laundry room. This home has beautiful laminate flooring in all areas & kitchen and bath rooms. Both bathrooms have nice upgrades. Back enclosed sun porch leads to back yard with Shed. New Roof. Central Air! Exceptional Value. Monthly park fee is $459.23 and includes trash pick up, plowing, taxes and water!! **Heat, hot water and cooking are all propane(Osterman) average cost around $450 for 2-3 months per owner. Newer Front Door, Burner, Generator Hook-Up with Generator stays, and skirting around the exterior lower area.

23. 2022-04-18
    listed $239,000 New 651-char remark

    Show marketing remark (651 chars)

    Matfield Woods, 55+ community. Large living room, kitchen with breakfast bar and dining area, 2 bedrooms, 2 baths and laundry room. This home has beautiful laminate flooring in all areas & kitchen and bath rooms. Both bathrooms have nice upgrades. Back enclosed sun porch leads to back yard with Shed. New Roof. Central Air! Exceptional Value. Monthly park fee is $459.23 and includes trash pick up, plowing, taxes and water!! **Heat, hot water and cooking are all propane(Osterman) average cost around $450 for 2-3 months per owner. Newer Front Door, Burner, Generator Hook-Up with Generator stays, and skirting around the exterior lower area.

24. 2018-09-07
    soldstatus $73,900 Sold 737-char remark

    Show marketing remark (737 chars)

    Exciting Matfield Woods, 55+ community. Large living room, kitchen with breakfast bar and dining area, 2 bedrooms, 2 baths and laundry room. This home has beautiful laminate flooring in all areas except kitchen and bath rooms. Both bathrooms have nice upgrades. Back enclosed sun portch leads to back yard with Shed. Home needs some work. New kitchen cabinets and bathrooms flooring would bring the value of this home up. Roof does not leak but is older and will likely need to be replaces in next few years. Central Air! Exceptional Value. Monthly park fee is $429.36 and includes trash pick up, plowing, taxes and water. Heat, hot water and cooking are all propane. SHOWINGS on Fridays afternoon/evening and Saturdays and Sundays ONLY.

25. 2018-07-01
    status Under Agreement 737-char remark

    Show marketing remark (737 chars)

    Exciting Matfield Woods, 55+ community. Large living room, kitchen with breakfast bar and dining area, 2 bedrooms, 2 baths and laundry room. This home has beautiful laminate flooring in all areas except kitchen and bath rooms. Both bathrooms have nice upgrades. Back enclosed sun portch leads to back yard with Shed. Home needs some work. New kitchen cabinets and bathrooms flooring would bring the value of this home up. Roof does not leak but is older and will likely need to be replaces in next few years. Central Air! Exceptional Value. Monthly park fee is $429.36 and includes trash pick up, plowing, taxes and water. Heat, hot water and cooking are all propane. SHOWINGS on Fridays afternoon/evening and Saturdays and Sundays ONLY.

26. 2018-05-16
    price $79,900 737-char remark

    Show marketing remark (737 chars)

    Exciting Matfield Woods, 55+ community. Large living room, kitchen with breakfast bar and dining area, 2 bedrooms, 2 baths and laundry room. This home has beautiful laminate flooring in all areas except kitchen and bath rooms. Both bathrooms have nice upgrades. Back enclosed sun portch leads to back yard with Shed. Home needs some work. New kitchen cabinets and bathrooms flooring would bring the value of this home up. Roof does not leak but is older and will likely need to be replaces in next few years. Central Air! Exceptional Value. Monthly park fee is $429.36 and includes trash pick up, plowing, taxes and water. Heat, hot water and cooking are all propane. SHOWINGS on Fridays afternoon/evening and Saturdays and Sundays ONLY.

27. 2018-05-04
    listed $89,900 New 737-char remark

    Show marketing remark (737 chars)

    Exciting Matfield Woods, 55+ community. Large living room, kitchen with breakfast bar and dining area, 2 bedrooms, 2 baths and laundry room. This home has beautiful laminate flooring in all areas except kitchen and bath rooms. Both bathrooms have nice upgrades. Back enclosed sun portch leads to back yard with Shed. Home needs some work. New kitchen cabinets and bathrooms flooring would bring the value of this home up. Roof does not leak but is older and will likely need to be replaces in next few years. Central Air! Exceptional Value. Monthly park fee is $429.36 and includes trash pick up, plowing, taxes and water. Heat, hot water and cooking are all propane. SHOWINGS on Fridays afternoon/evening and Saturdays and Sundays ONLY.

28. 2008-05-12
    soldstatus $89,000
29. 2008-03-29
    historical
30. 2008-02-28
    listed $99,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 69% 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: $37,809
• − Mortgage interest: −$12,318
• − Property taxes: −$3,298
• − Insurance: −$1,100
• − Repairs & maintenance: −$3,025
• − Management: −$3,025
• − HOA: −$5,880
• − Depreciation: −$6,397
• Taxable income: $2,767
• Est. tax owed @ 24.0%: −$664
• After-tax cash flow: $5,089/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: West Bridgewater
• NCES district ID: 2512420
• Math proficiency: 28% ▼ -20.00%
• Reading proficiency: 53% ▼ -5.00%
• Median HH income: $78,372
• Composite: 37.52/100
• National rank: #4396
• State rank: #186 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

• City population: 105,386
• Population (ZIP): 7,682

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: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 2% Black 2% Asian 1%
• Common ancestry: Lithuanian 6% Romanian 3% Estonian 3%
• Foreign-born: 7% · Canada, China
• Languages at home: 92% English-only · Other Indo-European 4% Spanish 2% French/Haitian/Cajun 1%

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: ▼ -126.76%
• Current HPI: 173.8606
• Rent YoY: —
• Metro: —
• 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

+120.1% since first listed

15 events — show timeline

• 2026-05-21 Listed $219,900 MLS PIN
• 2022-08-04 Sold (MLS) $218,500 MLS PIN
• 2022-07-11 Pending — MLS PIN
• 2022-07-08 Relisted — MLS PIN
• 2022-07-01 Contingent — MLS PIN
• 2022-06-09 Price Changed $230,000 MLS PIN
• 2022-05-12 Price Changed $234,500 MLS PIN
• 2022-04-18 Listed $239,000 MLS PIN
• 2018-09-07 Sold (MLS) $73,900 MLS PIN
• 2018-07-01 Pending — MLS PIN
• 2018-05-16 Price Changed $79,900 MLS PIN
• 2018-05-04 Listed $89,900 MLS PIN
• 2008-05-12 Sold (MLS) $89,000 MLS PIN
• 2008-03-29 Listing Removed — MLS PIN
• 2008-02-28 Listed $99,900 MLS PIN