52 Ashley St · New Bedford, MA 02744

$729,900

12 bd · 6.0 ba · 4,842 sqft · MultiFamily public records · 23 Days on market

Built 1910 3,833 sqft lot Est $751k · at est.

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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 +27.3/30.0
• DSCR +9.5/10.0
• ARV discount +8.7/15.0
• Appreciation +8.3/10.0
• 1% rule +6.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Multi-family units

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

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

Neat 5 unit apartment building with a huge 4 bedroom unit on 1st floor and all others above are 2 bedroom units. Tenants pay all their own separate utilities. Owner pays only the water bill and a common electric bill for the common areas. All the units are certified deleaded with certs. Excellent rental income of $3540. All stoves and fridges belong to the house and passes with the sale. .**** THIS PROPERTY IS TOTALLY TURNKEY AND IN PRETTY GOOD SHAPE THRUOUT.**** NO E-MAIL OR TEXT PLEASE ! **** Fire Cert is the responsibility of the buyer at his or her expense.

Key facts

• Natural light
• 3,833 sq ft lot
• Built 1910

Tags

• INCOME PRODUCING PROPERTY
• STRONG RENTAL POTENTIAL
• WELL MAINTAINED UNITS
• NATURAL LIGHT
• FLEXIBLE LIVING SPACE
• HIGH DEMAND RENTAL AREA

Property features AI

Finance

• Other: Building area about 4,842 total square feet; Lot about 0.09 acres
• HOA & community: Not a senior community; Community access to public transportation, shopping, laundromat, highway access, and sidewalks

Exterior

• Parking: Open parking available
• Utilities: Public water; Public sewer; Electric with circuit breakers; 60 amps or less; individually metered (varies by unit); Gas available for range and oven (varies by unit)
• Home design: 5+ family building with units up and down; 5 total stories; White exterior
• Construction: Frame construction; Stone foundation; Shingle roof; Built approximately (public records)
• Exterior features: Porch; Wood deck; Exterior details vary by unit; Level lot; Publicly maintained paved road frontage; Bay and ocean nearby; walking access to beach (approximately 0.3–0.5 miles); public beach access

Interior

• Flooring: Tile; Vinyl; Laminate; Varies
• Bathrooms: 6 full bathrooms
• Interior features: 23 total rooms; Varies per unit for some interior features

What this means for you Summary

Snapshot

• This is a 5 × 2-bed/1.2-bath units multifamily listed at $730k.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive. Per door: $423/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $730k).
• Recommended offer: $719k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#155 in MA) — a middle-class / working-renter tenant base. Strengths: health & safety A+, housing B+; Watch: cost of living C-, employment D, amenities F.
• New Bedford (suburban): math 17% / reading 28% proficiency, ranked #287 of 302 in MA (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: New Bedford High (math 13% / reading 25%, grade F, #313 of 343 statewide, top 92%, 2,898 students, 0% FRL) — zoned schools average 0% FRL vs 65% district-wide (65 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 22 active listings in the ZIP; 760 units permitted in Bristol County in 2024 (142 in 5+ unit buildings).

Forward outlook

• In year one you build about $54k of equity ($5k loan paydown + $49k appreciation (6.7% local appreciation)).
• Bristol County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.7% appreciation + 3.0% rent growth), your $204k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$86k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($719k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y 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 $222k; list at $730k implies a 228% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $718,951 (1.5% below list)

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 1910 — 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. 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 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: 1.16% ✓
• Cap rate: 9.77%
• Cash-on-cash: 12.41%
• DSCR: 1.55
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $750,510
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28 Cleveland St	0.14mi	12/6.0	4,692 (-3%)	17mo	$729,000	$155	74
10 Salisbury St	0.18mi	12/6.0	5,316 (+10%)	14mo	$755,000	$142	63
590-592 South 1st St	0.65mi	11/6.0 (-1)	4,352 (-10%)	19mo	$810,000	$186	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.66% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.0%
• Equity multiple: 2.83×
• Total profit: $373,959
• Equity at exit: $489,478

10-year hold

• IRR: 24.9%
• Equity multiple: 5.83×
• Total profit: $987,822
• Equity at exit: $915,370

Cash invested: $204,372 (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 02744

• Home prices YoY: 1.6%
• Active inventory: 22
• Price-to-rent: 36.0×

Monthly cashflow live

• Estimated rent: $8,456 high
• Mortgage (P&I): −$3,828
• Tax from tax record: −$435 /mo · $5,223/yr
• Insurance: −$304
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,776
• Net cashflow: $2,113

Break-even live

Break-even rent $5,781

Max offer price $729,900

Occupancy floor 70%

Sensitivity live

Price	-10% $2,526	-5% $2,320	+0% $2,113	+5% $1,907	+10% $1,700
Rent	-10% $1,445	-5% $1,779	+0% $2,113	+5% $2,447	+10% $2,781
Rate	-1.0pp $2,481	-0.5pp $2,299	base $2,113	+0.5pp $1,924	+1.0pp $1,732

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

Units	Beds	Baths	Est. rent
▸ 5× units	2	1.2	$8,455
Total (5 units)			$8,456

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: $182,475
• Closing costs: $21,897
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-18
   days on market $729,900 Active 23 DOM
2. 2026-06-17
   days on market $729,900 Active 22 DOM
3. 2026-06-16
   days on market $729,900 Active 21 DOM
4. 2026-06-15
   days on market $729,900 Active 20 DOM
5. 2026-06-13
   days on market $729,900 Active 18 DOM
6. 2026-06-09
   days on market $729,900 Active 14 DOM
7. 2026-06-08
   days on market $729,900 Active 13 DOM
8. 2026-06-07
   days on market $729,900 Active 12 DOM
9. 2026-06-05
   days on market $729,900 Active 9 DOM
10. 2026-06-03
    days on market $729,900 Active 8 DOM
11. 2026-06-02
    days on market $729,900 Active 7 DOM
12. 2026-06-01
    days on market $729,900 Active 6 DOM
13. 2026-05-31
    days on market $729,900 Active 5 DOM
14. 2026-05-26
    listed $729,900 New
15. 2017-08-21
    soldstatus $222,500 Sold 569-char remark

    Show marketing remark (569 chars)

    Neat 5 unit apartment building with a huge 4 bedroom unit on 1st floor and all others above are 2 bedroom units. Tenants pay all their own separate utilities. Owner pays only the water bill and a common electric bill for the common areas. All the units are certified deleaded with certs. Excellent rental income of $3540. All stoves and fridges belong to the house and passes with the sale. .**** THIS PROPERTY IS TOTALLY TURNKEY AND IN PRETTY GOOD SHAPE THRUOUT.**** NO E-MAIL OR TEXT PLEASE ! **** Fire Cert is the responsibility of the buyer at his or her expense.

16. 2017-06-18
    status Under Agreement 569-char remark

    Show marketing remark (569 chars)

    Neat 5 unit apartment building with a huge 4 bedroom unit on 1st floor and all others above are 2 bedroom units. Tenants pay all their own separate utilities. Owner pays only the water bill and a common electric bill for the common areas. All the units are certified deleaded with certs. Excellent rental income of $3540. All stoves and fridges belong to the house and passes with the sale. .**** THIS PROPERTY IS TOTALLY TURNKEY AND IN PRETTY GOOD SHAPE THRUOUT.**** NO E-MAIL OR TEXT PLEASE ! **** Fire Cert is the responsibility of the buyer at his or her expense.

17. 2017-05-17
    price $227,900 569-char remark

    Show marketing remark (569 chars)

    Neat 5 unit apartment building with a huge 4 bedroom unit on 1st floor and all others above are 2 bedroom units. Tenants pay all their own separate utilities. Owner pays only the water bill and a common electric bill for the common areas. All the units are certified deleaded with certs. Excellent rental income of $3540. All stoves and fridges belong to the house and passes with the sale. .**** THIS PROPERTY IS TOTALLY TURNKEY AND IN PRETTY GOOD SHAPE THRUOUT.**** NO E-MAIL OR TEXT PLEASE ! **** Fire Cert is the responsibility of the buyer at his or her expense.

18. 2017-05-17
    status Price Changed 569-char remark

    Show marketing remark (569 chars)

    Neat 5 unit apartment building with a huge 4 bedroom unit on 1st floor and all others above are 2 bedroom units. Tenants pay all their own separate utilities. Owner pays only the water bill and a common electric bill for the common areas. All the units are certified deleaded with certs. Excellent rental income of $3540. All stoves and fridges belong to the house and passes with the sale. .**** THIS PROPERTY IS TOTALLY TURNKEY AND IN PRETTY GOOD SHAPE THRUOUT.**** NO E-MAIL OR TEXT PLEASE ! **** Fire Cert is the responsibility of the buyer at his or her expense.

19. 2017-05-12
    status Under Agreement 569-char remark

    Show marketing remark (569 chars)

    Neat 5 unit apartment building with a huge 4 bedroom unit on 1st floor and all others above are 2 bedroom units. Tenants pay all their own separate utilities. Owner pays only the water bill and a common electric bill for the common areas. All the units are certified deleaded with certs. Excellent rental income of $3540. All stoves and fridges belong to the house and passes with the sale. .**** THIS PROPERTY IS TOTALLY TURNKEY AND IN PRETTY GOOD SHAPE THRUOUT.**** NO E-MAIL OR TEXT PLEASE ! **** Fire Cert is the responsibility of the buyer at his or her expense.

20. 2017-03-29
    listed $217,900 New 569-char remark

    Show marketing remark (569 chars)

    Neat 5 unit apartment building with a huge 4 bedroom unit on 1st floor and all others above are 2 bedroom units. Tenants pay all their own separate utilities. Owner pays only the water bill and a common electric bill for the common areas. All the units are certified deleaded with certs. Excellent rental income of $3540. All stoves and fridges belong to the house and passes with the sale. .**** THIS PROPERTY IS TOTALLY TURNKEY AND IN PRETTY GOOD SHAPE THRUOUT.**** NO E-MAIL OR TEXT PLEASE ! **** Fire Cert is the responsibility of the buyer at his or her expense.

21. 2011-06-27
    soldstatus $127,000 Sold 131-char remark

    Show marketing remark (131 chars)

    Replacement windows, updated electrict, rubber roof, coin laundry. Units in good condition. All units have stove and refrigerators.

22. 2011-06-13
    historical Under Agreement 131-char remark

    Show marketing remark (131 chars)

    Replacement windows, updated electrict, rubber roof, coin laundry. Units in good condition. All units have stove and refrigerators.

23. 2011-05-23
    status Reactivated 131-char remark

    Show marketing remark (131 chars)

    Replacement windows, updated electrict, rubber roof, coin laundry. Units in good condition. All units have stove and refrigerators.

24. 2011-05-20
    historical 131-char remark

    Show marketing remark (131 chars)

    Replacement windows, updated electrict, rubber roof, coin laundry. Units in good condition. All units have stove and refrigerators.

25. 2010-12-06
    price $140,000 Price Changed 131-char remark

    Show marketing remark (131 chars)

    Replacement windows, updated electrict, rubber roof, coin laundry. Units in good condition. All units have stove and refrigerators.

26. 2010-11-30
    listed $160,000 New 131-char remark

    Show marketing remark (131 chars)

    Replacement windows, updated electrict, rubber roof, coin laundry. Units in good condition. All units have stove and refrigerators.

27. 2006-02-28
    soldstatus $292,000
28. 2002-05-24
    soldstatus $169,000
29. 1992-09-03
    soldstatus $75,000
30. 1987-12-30
    soldstatus $120,000

ⓘ 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: $5,223 · $435/mo
• Projected year-2 tax: $7,100 · $592/mo
• Expected delta: +$1,877/yr (+$156/mo · 35.9%)

ⓘ 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 ≥94°F today · 16 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: $101,472
• − Mortgage interest: −$40,886
• − Property taxes: −$5,223
• − Insurance: −$3,650
• − Repairs & maintenance: −$8,118
• − Management: −$8,118
• − Depreciation: −$21,233
• Taxable income: $14,245
• Est. tax owed @ 24.0%: −$3,419
• After-tax cash flow: $21,940/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: New Bedford
• NCES district ID: 2508430
• Math proficiency: 17% ▼ -14.00%
• Reading proficiency: 28% ▼ -6.00%
• Median HH income: $37,901
• Composite: 18.79/100
• National rank: #8869
• State rank: #287 of 302 in MA

Livability — New Bedford

• Score: 67/100
• State rank: #155
• US rank: #10150

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Bedford, MA
• County: Bristol County · 342,083 people
• City population: 76,528
• Metro: Providence-Warwick, RI-MA
• Population (ZIP): 12,716
• Household income: $58,675
• Rent vs Own: 65.6% rent · 34.4% own
• Severe rent burden: 811.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 57% Hispanic / Latino 27% Two or more races 20% Black 4%
• Hispanic origin (detail): Puerto Rican 17% Dominican 2%
• Common ancestry: Russian 34% Lithuanian 5% Romanian 3%
• Foreign-born: 24% · Canada
• Languages at home: 57% English-only · Other Indo-European 22% Spanish 17% French/Haitian/Cajun 3%

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: ▲ 6.66%
• Current HPI: 417.5735
• Rent YoY: —
• 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

+508.2% since first listed

17 events — show timeline

• 2026-05-26 Listed $729,900 MLS PIN
• 2017-08-21 Sold (MLS) $222,500 MLS PIN
• 2017-06-18 Pending — MLS PIN
• 2017-05-17 Price Changed $227,900 MLS PIN
• 2017-05-17 Relisted — MLS PIN
• 2017-05-12 Pending — MLS PIN
• 2017-03-29 Listed $217,900 MLS PIN
• 2011-06-27 Sold (MLS) $127,000 MLS PIN
• 2011-06-13 Contingent — MLS PIN
• 2011-05-23 Relisted — MLS PIN
• 2011-05-20 Listing Removed — MLS PIN
• 2010-12-06 Price Changed $140,000 MLS PIN
• 2010-11-30 Listed $160,000 MLS PIN
• 2006-02-28 Sold (Public Records) $292,000 Public Records
• 2002-05-24 Sold (Public Records) $169,000 Public Records
• 1992-09-03 Sold (Public Records) $75,000 Public Records
• 1987-12-30 Sold (Public Records) $120,000 Public Records

Property tax history

+2.9%/yr

Latest (2023): $5,223 · +14.3% YoY. Source: county tax records.