26 Acorn St · Brockton, MA 02302

$729,900

5 bd · 3.0 ba · 2,297 sqft · MultiFamily public records · 9 Days on market

Built 1925 7,109 sqft lot Est $710k · at est.

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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 +16.3/30.0
• ARV discount +6.2/15.0
• DSCR +5.1/10.0
• 1% rule +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

BEAUTIFULL UPDATED TWO FAMILY TENANT OCCUPIED, JUST MOVE RIGHT IN, PARTIALLY FINISHED BASEMENT WITH FULL BATH. GREAT OPPORTUNITY FOR OWNER OCCUPIED, OR INVESTMENT. FIRST FLOOR TENANT AT WILL, SECOND FLOOR TENANT SECTION 8 LEASE EXPIRES MAY 2015.

Key facts

• Upgraded vanities
• Water heater
• Tiled bathrooms

Tags

• NEWER HEATING SYSTEM
• WATER HEATER
• CUSTOM KITCHEN CABINETS
• STAINLESS STEEL APPLIANCES
• TILED BATHROOMS
• UPGRADED VANITIES

Property features AI

Finance

• Other: Seller's personal items excluded from sale
• HOA & community: Community has public transportation, park, medical facility, laundromat, public school access, and a T-Station; Not a senior community

Exterior

• Parking: Paved off-street parking; 8 open parking spaces (total 8)
• Utilities: Public water; Public sewer; Electric service with circuit breakers
• Home design: Multi-family property; 2 stories
• Construction: Frame construction; Concrete perimeter foundation; Shingle roof; Approximate year built (public records)
• Exterior features: Enclosed patio; Corner lot; Public road frontage

Interior

• Kitchen: Electric range compatible utilities
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Natural gas heating; Has heating
• Interior features: Living room; Kitchen; Total of 11 rooms; Full basement

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/1.0-bath units multifamily listed at $730k.

Deal economics

• At list price, monthly cash flow is $404 ($5k/yr) — positive. Per door: $202/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $650k (10.9% below list).
• Recommended offer: $650k (10.9% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 4.1% 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: schools D, crime F, amenities F.
• Brockton (suburban): math 12% / reading 22% proficiency, ranked #298 of 302 in MA (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 34 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,255 units permitted in Plymouth County in 2024 (411 in 5+ unit buildings).
• At $6,500/mo this rent would consume 85% of the median local household income ($92k/yr) (locally 795% 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 $5k of loan paydown is wiped out by about $22k of value loss. Plan a longer hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 29y 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 $265k; list at $730k implies a 175% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 74% 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 $650,000 (10.9% 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 1925 — 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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.89% ✗
• Cap rate: 6.96%
• Cash-on-cash: 2.37%
• DSCR: 1.11
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $709,773
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28 Clinton St	0.15mi	5/2.0	2,142 (-7%)	1mo	$710,000	$331	77
23 Foster St	0.48mi	6/2.0 (+1)	2,238 (-3%)	6mo	$715,000	$319	60
65 Forest Ave	0.44mi	5/2.5	2,473 (+8%)	8mo	$738,000	$298	58
20 Custer	0.68mi	5/—	2,446 (+6%)	4mo	$663,000	$271	54
54 W Park St	0.65mi	6/2.0 (+1)	2,286 (-0%)	9mo	$760,000	$332	52
90 Packard Way	0.62mi	5/3.0	2,332 (+2%)	22mo	$670,000	$287	50
58-60 Calmar St	0.55mi	5/3.0	2,581 (+12%)	5mo	$450,000	$174	50
25 2nd St	0.60mi	5/3.0	2,436 (+6%)	19mo	$640,000	$263	46
20 3rd St	0.62mi	5/—	2,004 (-13%)	13mo	$885,000	$442	39
19 Sansom St	0.65mi	4/2.0 (-1)	2,126 (-7%)	14mo	$679,000	$319	37
75 Denton St	0.46mi	4/2.0 (-1)	1,955 (-15%)	18mo	$605,000	$309	29
864 Warren Ave	0.45mi	6/2.0 (+1)	2,638 (+15%)	21mo	$700,000	$265	28

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: -12.6%
• Equity multiple: 0.55×
• Total profit: $-92,610
• Equity at exit: $108,830

10-year hold

• IRR: -3.5%
• Equity multiple: 0.77×
• Total profit: $-47,858
• Equity at exit: $63,108

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 02302

• Active inventory: 34
• Price-to-rent: 18.7×

Monthly cashflow live

• Estimated rent: $6,500 high
• Mortgage (P&I): −$3,828
• Tax from tax record: −$599 /mo · $7,185/yr
• Insurance: −$304
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,365
• Net cashflow: $404

Break-even live

Break-even rent $5,988

Max offer price $729,900

Occupancy floor 89%

Sensitivity live

Price	-10% $818	-5% $611	+0% $404	+5% $198	+10% $-9
Rent	-10% $-109	-5% $148	+0% $404	+5% $661	+10% $918
Rate	-1.0pp $772	-0.5pp $590	base $404	+0.5pp $215	+1.0pp $23

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

Units	Beds	Baths	Est. rent
▸ 2× units	4	1	$6,500
Total (2 units)			$6,500

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: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
398 Spring St Unit 1 Brockton, MA	4.0	1.0	1882	$3,593	$1.91	4d	1	1.48mi

Listing history 13 events

1. 2026-06-04
   days on market $729,900 Active 9 DOM
2. 2026-06-03
   days on market $729,900 Active 8 DOM
3. 2026-06-02
   days on market $729,900 Active 7 DOM
4. 2026-06-01
   days on market $729,900 Active 6 DOM
5. 2026-05-31
   days on market $729,900 Active 5 DOM
6. 2026-05-26
   listed $729,900 New
7. 2014-07-25
   soldstatus $265,000 Sold 246-char remark

   Show marketing remark (246 chars)

   BEAUTIFULL UPDATED TWO FAMILY TENANT OCCUPIED, JUST MOVE RIGHT IN, PARTIALLY FINISHED BASEMENT WITH FULL BATH. GREAT OPPORTUNITY FOR OWNER OCCUPIED, OR INVESTMENT. FIRST FLOOR TENANT AT WILL, SECOND FLOOR TENANT SECTION 8 LEASE EXPIRES MAY 2015.

8. 2014-06-18
   historical Under Agreement 246-char remark

   Show marketing remark (246 chars)

   BEAUTIFULL UPDATED TWO FAMILY TENANT OCCUPIED, JUST MOVE RIGHT IN, PARTIALLY FINISHED BASEMENT WITH FULL BATH. GREAT OPPORTUNITY FOR OWNER OCCUPIED, OR INVESTMENT. FIRST FLOOR TENANT AT WILL, SECOND FLOOR TENANT SECTION 8 LEASE EXPIRES MAY 2015.

9. 2014-06-17
   listed $269,900 New 246-char remark

   Show marketing remark (246 chars)

   BEAUTIFULL UPDATED TWO FAMILY TENANT OCCUPIED, JUST MOVE RIGHT IN, PARTIALLY FINISHED BASEMENT WITH FULL BATH. GREAT OPPORTUNITY FOR OWNER OCCUPIED, OR INVESTMENT. FIRST FLOOR TENANT AT WILL, SECOND FLOOR TENANT SECTION 8 LEASE EXPIRES MAY 2015.

10. 1998-03-20
    soldstatus $119,900 229-char remark

    Show marketing remark (229 chars)

    SPLENDID TWO FAMILY EXTENSIVELY REMODELED. FEATURES INCLUDE NEW ROOF, FURNACE, ELECTRIC, VINYL SIDING. SOME NEW REPLACEMENT WINDOWS. NICE NEIGHBORHOOD, CORNER LOT. NICELY LANDSCAPED. LARGE YARD. AMPLE PARKING. UTILITY SHEDS. MANY

11. 1998-03-12
    soldstatus $119,900
12. 1997-10-26
    historical 229-char remark

    Show marketing remark (229 chars)

    SPLENDID TWO FAMILY EXTENSIVELY REMODELED. FEATURES INCLUDE NEW ROOF, FURNACE, ELECTRIC, VINYL SIDING. SOME NEW REPLACEMENT WINDOWS. NICE NEIGHBORHOOD, CORNER LOT. NICELY LANDSCAPED. LARGE YARD. AMPLE PARKING. UTILITY SHEDS. MANY

13. 1997-09-22
    listed $124,900 229-char remark

    Show marketing remark (229 chars)

    SPLENDID TWO FAMILY EXTENSIVELY REMODELED. FEATURES INCLUDE NEW ROOF, FURNACE, ELECTRIC, VINYL SIDING. SOME NEW REPLACEMENT WINDOWS. NICE NEIGHBORHOOD, CORNER LOT. NICELY LANDSCAPED. LARGE YARD. AMPLE PARKING. UTILITY SHEDS. MANY

ⓘ 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: $7,185 · $599/mo
• Projected year-2 tax: $8,081 · $673/mo
• Expected delta: +$896/yr (+$75/mo · 12.5%)

ⓘ 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 ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% 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: $78,000
• − Mortgage interest: −$40,886
• − Property taxes: −$7,185
• − Insurance: −$3,650
• − Repairs & maintenance: −$6,240
• − Management: −$6,240
• − Depreciation: −$21,233
• Taxable loss: −$7,434
• Est. tax savings @ 24.0%: +$1,784
• After-tax cash flow: $6,637/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: Brockton
• NCES district ID: 2503090
• Math proficiency: 12% ▼ -11.00%
• Reading proficiency: 22% ▼ -6.00%
• Median HH income: $49,822
• Composite: 15.37/100
• National rank: #9323
• State rank: #298 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

• Census place: Brockton, MA
• County: Plymouth County · 358,589 people
• City population: 105,386
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 36,417
• Household income: $92,274
• Rent vs Own: 28.8% rent · 71.2% own
• Severe rent burden: 795.0

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: Highly diverse neighborhood (Simpson 0.77)
• Race & ethnicity: Black 34% White 32% Two or more races 16% Hispanic / Latino 13% Asian 2%
• Hispanic origin (detail): Puerto Rican 6% Dominican 1%
• Common ancestry: Hispanic 11% Russian 2% Lithuanian 1%
• Foreign-born: 30% · Canada, Vietnam, Guatemala
• Languages at home: 58% English-only · French/Haitian/Cajun 20% Other Indo-European 11% Spanish 8%

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: ▼ -398.86%
• Current HPI: 457.6928
• Rent YoY: —
• 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

+484.4% since first listed

8 events — show timeline

• 2026-05-26 Listed $729,900 MLS PIN
• 2014-07-25 Sold (MLS) $265,000 MLS PIN
• 2014-06-18 Contingent — MLS PIN
• 2014-06-17 Listed $269,900 MLS PIN
• 1998-03-20 Sold (MLS) $119,900 MLS PIN
• 1998-03-12 Sold (Public Records) $119,900 Public Records
• 1997-10-26 Listing Removed — MLS PIN
• 1997-09-22 Listed $124,900 MLS PIN

Property tax history

+3.4%/yr

Latest (2025): $7,185 · +3.7% YoY. Source: county tax records.