104 Oak St · Fall River, MA 02720

$599,000

6 bd · 3.0 ba · 3,846 sqft · MultiFamily public records · 70 Days on market

Built 1900 5,322 sqft lot $156/sqft · 12% below area Est $681k · 12% under

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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 +21.9/30.0
• ARV discount +12.9/15.0
• DSCR +7.0/10.0
• 1% rule +5.0/10.0
• Rent growth +3.9/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• 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

OPEN HOUSE SAT 18TH FROM 12PM TO 1:20PM  – Well-maintained 3-family property, offering immediate rental income and low-maintenance living. Perfect for investors or owner-occupants looking to offset monthly expenses. Property features three separate units with individual gas meters, plus a finished basement with a recreational area, additional rooms, and a half bath. The first floor includes two units: a 1-bed, 1-bath on one side, and a spacious 2-bed, 1-bath on the other with a dining room and potential for a third bedroom. The second floor offers a large 3-bed, 1-bath unit with a dining area, ideal for long-term tenants. All units have hardwood floors and updated kitchens. The basement provides extra storage, and coin-operated laundry – creating additional income. Includes two off-street parking spaces. Conveniently located just minutes from banks, shops, restaurants, Portugalia Market, CVS, and more. Offer DUE 4/20 by 4PM.

Key facts

• Finished basement
• Recreational area
• Updated kitchens

Tags

• IMMEDIATE RENTAL INCOME
• THREE SEPARATE UNITS
• FINISHED BASEMENT
• RECREATIONAL AREA
• HARDWOOD FLOORS
• UPDATED KITCHENS

What this means for you Summary

Snapshot

• This is a 2×2bd/1.5ba + 1×3bd/1ba units multifamily listed at $599k.

Deal economics

• At list price, monthly cash flow is $946 ($11k/yr) — positive. Per door: $315/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $599k).
• Recommended offer: $563k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 3.6% in Fall River — 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 61/100 on livability (#221 in MA) — a middle-class / working-renter tenant base. Strengths: health & safety A+; Watch: cost of living D+, schools D, crime F.
• Fall River (suburban): math 17% / reading 28% proficiency, ranked #288 of 302 in MA (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+5.8%/yr); 62 active listings in the ZIP; 760 units permitted in Bristol County in 2024 (142 in 5+ unit buildings).
• At $6,008/mo this rent would consume 116% of the median local household income ($62k/yr) (locally 2239% 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 $18k 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 + 5.8% rent growth), your $168k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($563k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 27y 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 $440k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% 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 $563,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% 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. 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?
8. 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?
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 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: 1.00% ✓
• Cap rate: 8.19%
• Cash-on-cash: 6.77%
• DSCR: 1.30
• GRM: 8.3

CMA / ARV

• ARV (median comp): $681,293
• List price: $599,000
• Delta: -12.08%
• 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
160 Franklin St	0.07mi	6/5.0	4,200 (+9%)	11mo	$801,000	$191	64
82 Summerfield St	0.62mi	6/3.0	3,723 (-3%)	8mo	$720,000	$193	59
321 High St	0.22mi	6/3.0	4,288 (+12%)	15mo	$725,000	$169	58
52 Underwood St	0.62mi	6/3.5	3,751 (-2%)	12mo	$680,000	$181	55
545 Robeson St	0.53mi	7/3.5 (+1)	3,535 (-8%)	2mo	$710,000	$201	53
130 High St	0.08mi	7/6.0 (+1)	4,320 (+12%)	7mo	$799,900	$185	53
877 High St	0.73mi	6/3.0	3,715 (-3%)	11mo	$649,900	$175	51
217 Plain St	0.52mi	7/4.0 (+1)	3,499 (-9%)	2mo	$585,000	$167	50
108 16th St	0.52mi	7/3.5 (+1)	4,158 (+8%)	6mo	$542,000	$130	50
356 Linden St	0.33mi	7/3.0 (+1)	3,470 (-10%)	16mo	$650,000	$187	50
770 Bedford St	0.53mi	6/2.0	3,309 (-14%)	12mo	$560,000	$169	38
146 18th St	0.61mi	7/3.0 (+1)	3,271 (-15%)	12mo	$703,500	$215	32

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 · 5.76% rent growth · sell at horizon

5-year hold

• IRR: -3.1%
• Equity multiple: 0.88×
• Total profit: $-19,780
• Equity at exit: $89,313

10-year hold

• IRR: 9.3%
• Equity multiple: 1.80×
• Total profit: $134,340
• Equity at exit: $51,791

Cash invested: $167,720 (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 02720

• Home prices YoY: -15.1%
• Rents YoY: 5.8%
• Active inventory: 62
• Price-to-rent: 25.6×

Monthly cashflow live

• Estimated rent: $6,008 high
• Mortgage (P&I): −$3,141
• Tax from tax record: −$409 /mo · $4,913/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,262
• Net cashflow: $946

Break-even live

Break-even rent $4,810

Max offer price $599,000

Occupancy floor 79%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$3,896
1× unit	3	1	$2,113
Total (3 units)			$6,008

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: $149,750
• Closing costs: $17,970
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $599,000 Active 70 DOM
2. 2026-06-17
   days on market $599,000 Active 69 DOM
3. 2026-06-16
   days on market $599,000 Active 68 DOM
4. 2026-06-15
   days on market $599,000 Active 67 DOM
5. 2026-06-13
   days on market $599,000 Active 65 DOM
6. 2026-06-09
   days on market $599,000 Active 61 DOM
7. 2026-06-08
   days on market $599,000 Active 60 DOM
8. 2026-06-07
   days on market $599,000 Active 59 DOM
9. 2026-06-05
   days on market $599,000 Active 56 DOM
10. 2026-06-03
    days on market $599,000 Active 55 DOM
11. 2026-06-02
    statusdays on market $599,000 Active 54 DOM
12. 2026-06-01
    days on market $599,000 Extended 53 DOM
13. 2026-05-31
    days on market $599,000 Extended 52 DOM
14. 2026-05-08
    status Back On Market 955-char remark

    Show marketing remark (955 chars)

    OPEN HOUSE SAT 18TH FROM 12PM TO 1:20PM  – Well-maintained 3-family property, offering immediate rental income and low-maintenance living. Perfect for investors or owner-occupants looking to offset monthly expenses. Property features three separate units with individual gas meters, plus a finished basement with a recreational area, additional rooms, and a half bath. The first floor includes two units: a 1-bed, 1-bath on one side, and a spacious 2-bed, 1-bath on the other with a dining room and potential for a third bedroom. The second floor offers a large 3-bed, 1-bath unit with a dining area, ideal for long-term tenants. All units have hardwood floors and updated kitchens. The basement provides extra storage, and coin-operated laundry – creating additional income. Includes two off-street parking spaces. Conveniently located just minutes from banks, shops, restaurants, Portugalia Market, CVS, and more. Offer DUE 4/20 by 4PM.

15. 2026-04-27
    historical Contingent 955-char remark

    Show marketing remark (955 chars)

    OPEN HOUSE SAT 18TH FROM 12PM TO 1:20PM  – Well-maintained 3-family property, offering immediate rental income and low-maintenance living. Perfect for investors or owner-occupants looking to offset monthly expenses. Property features three separate units with individual gas meters, plus a finished basement with a recreational area, additional rooms, and a half bath. The first floor includes two units: a 1-bed, 1-bath on one side, and a spacious 2-bed, 1-bath on the other with a dining room and potential for a third bedroom. The second floor offers a large 3-bed, 1-bath unit with a dining area, ideal for long-term tenants. All units have hardwood floors and updated kitchens. The basement provides extra storage, and coin-operated laundry – creating additional income. Includes two off-street parking spaces. Conveniently located just minutes from banks, shops, restaurants, Portugalia Market, CVS, and more. Offer DUE 4/20 by 4PM.

16. 2026-04-09
    listed $599,000 New 955-char remark

    Show marketing remark (955 chars)

    OPEN HOUSE SAT 18TH FROM 12PM TO 1:20PM  – Well-maintained 3-family property, offering immediate rental income and low-maintenance living. Perfect for investors or owner-occupants looking to offset monthly expenses. Property features three separate units with individual gas meters, plus a finished basement with a recreational area, additional rooms, and a half bath. The first floor includes two units: a 1-bed, 1-bath on one side, and a spacious 2-bed, 1-bath on the other with a dining room and potential for a third bedroom. The second floor offers a large 3-bed, 1-bath unit with a dining area, ideal for long-term tenants. All units have hardwood floors and updated kitchens. The basement provides extra storage, and coin-operated laundry – creating additional income. Includes two off-street parking spaces. Conveniently located just minutes from banks, shops, restaurants, Portugalia Market, CVS, and more. Offer DUE 4/20 by 4PM.

17. 2021-12-22
    soldstatus $440,000 Sold 819-char remark

    Show marketing remark (819 chars)

    Looking for an investment property? Look no further! This 3 family has been well kept and is low maintenance. This property features brand new windows that were just installed this month, vinyl siding, and off street parking. The first floor has 2 apartments. It has a 1 bedroom, 1 bath on the right side and a big 2 bedroom, 1 bath with a dining room and an eat-in kitchen on the left side. On the second floor you'll find a 3 bedroom, 1 bath with a dining room. All of the units have hardwood floors throughout. The basement has also been finished for some added storage space. There are also brand new coin-op washer and dyers for 2 units that are staying with the property. There's nothing to do except collect the rent! No showings until the Open house on Saturday, October 30th from 11:30 - 1:00pm. See you there!

18. 2021-11-19
    status Under Agreement 819-char remark

    Show marketing remark (819 chars)

    Looking for an investment property? Look no further! This 3 family has been well kept and is low maintenance. This property features brand new windows that were just installed this month, vinyl siding, and off street parking. The first floor has 2 apartments. It has a 1 bedroom, 1 bath on the right side and a big 2 bedroom, 1 bath with a dining room and an eat-in kitchen on the left side. On the second floor you'll find a 3 bedroom, 1 bath with a dining room. All of the units have hardwood floors throughout. The basement has also been finished for some added storage space. There are also brand new coin-op washer and dyers for 2 units that are staying with the property. There's nothing to do except collect the rent! No showings until the Open house on Saturday, October 30th from 11:30 - 1:00pm. See you there!

19. 2021-10-26
    listed $399,900 New 819-char remark

    Show marketing remark (819 chars)

    Looking for an investment property? Look no further! This 3 family has been well kept and is low maintenance. This property features brand new windows that were just installed this month, vinyl siding, and off street parking. The first floor has 2 apartments. It has a 1 bedroom, 1 bath on the right side and a big 2 bedroom, 1 bath with a dining room and an eat-in kitchen on the left side. On the second floor you'll find a 3 bedroom, 1 bath with a dining room. All of the units have hardwood floors throughout. The basement has also been finished for some added storage space. There are also brand new coin-op washer and dyers for 2 units that are staying with the property. There's nothing to do except collect the rent! No showings until the Open house on Saturday, October 30th from 11:30 - 1:00pm. See you there!

20. 1999-11-23
    soldstatus $135,000
21. 1999-11-22
    soldstatus $139,000
22. 1999-07-18
    listed $135,000
23. 1987-09-29
    soldstatus $31,500

ⓘ 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: $4,913 · $409/mo
• Projected year-2 tax: $6,140 · $512/mo
• Expected delta: +$1,227/yr (+$102/mo · 25.0%)

ⓘ 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 6/10 Major 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $72,096
• − Mortgage interest: −$33,553
• − Property taxes: −$4,913
• − Insurance: −$2,995
• − Repairs & maintenance: −$5,768
• − Management: −$5,768
• − Depreciation: −$17,425
• Taxable income: $1,674
• Est. tax owed @ 24.0%: −$402
• After-tax cash flow: $10,951/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: Fall River
• NCES district ID: 2504830
• Math proficiency: 17% ▼ -15.00%
• Reading proficiency: 28% ▼ -6.00%
• Median HH income: $35,773
• Composite: 18.59/100
• National rank: #8905
• State rank: #288 of 302 in MA

Livability — Fall River

• Score: 61/100
• State rank: #221
• US rank: #18220

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fall River, MA
• County: Bristol County · 342,083 people
• City population: 93,033
• Metro: Providence-Warwick, RI-MA
• Population (ZIP): 30,940
• Household income: $62,196
• Rent vs Own: 62.5% rent · 37.5% own
• Severe rent burden: 2239.0

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 11% Two or more races 8% Black 6% Asian 3%
• Hispanic origin (detail): Puerto Rican 5% Dominican 1%
• Common ancestry: Russian 37% Lithuanian 7% Romanian 2%
• Foreign-born: 21% · Canada, China, Jamaica
• Languages at home: 66% English-only · Other Indo-European 21% Spanish 8% French/Haitian/Cajun 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: ▼ -63.98%
• Current HPI: 360.4882
• Rent YoY: ▲ 5.76%
• 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

+1801.6% since first listed

10 events — show timeline

• 2026-05-08 Relisted — MLS PIN
• 2026-04-27 Contingent — MLS PIN
• 2026-04-09 Listed $599,000 MLS PIN
• 2021-12-22 Sold (MLS) $440,000 MLS PIN
• 2021-11-19 Pending — MLS PIN
• 2021-10-26 Listed $399,900 MLS PIN
• 1999-11-23 Sold (MLS) $135,000 MLS PIN
• 1999-11-22 Sold (Public Records) $139,000 Public Records
• 1999-07-18 Listed $135,000 MLS PIN
• 1987-09-29 Sold (Public Records) $31,500 Public Records

Property tax history

+6.4%/yr

Latest (2023): $4,913 · +38.5% YoY. Source: county tax records.