90 Washington St #304 · Taunton, MA 02780

$2,400

2 bd · 2.0 ba · 1,800 sqft · Condo · 35 Days on market

Built 1940

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.8/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

FOR LEASE! Step into modern comfort with this beautifully updated luxury 2 bedroom 2 bath apartment in the heart of Taunton. This thoughtfully designed unit offers a bright, open layout with high-end finishes throughout, creating the perfect blend of style and functionality. The apartment features a fully renovated kitchen with sleek cabinetry, updated countertops, and modern appliances, ideal for both everyday living and entertaining. The living and sleeping areas are designed for versatility and comfort, complemented by a pristine, updated bathroom with contemporary fixtures. Enjoy the convenience of a move-in-ready space with updated flooring, fresh finishes, and attention to detail in every corner. Located in a desirable area, this unit provides easy access to local shops, restaurants, highways, and everything Taunton has to offer. Perfect for professionals or anyone seeking a low-maintenance, upscale living experience. Schedule your private showing today—this one won’t last!

Key facts

• Modern appliances
• Updated countertops
• Updated flooring

Tags

• FULLY RENOVATED KITCHEN
• UPDATED COUNTERTOPS
• MODERN APPLIANCES
• UPDATED BATHROOM
• UPDATED FLOORING

🏷️ Possibly a rental listed for sale. The $2,400 price doesn't fit this home's estimated sale value and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $2k.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $2k).
• Recommended offer: $2k (3.0% below list) — sets the bar for market timing.
• Cap rate 996.8% vs local median 3.2% in Taunton — 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 75/100 on livability (#78 in MA, #4,184 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: schools C-, crime C-, amenities F.
• Taunton (suburban): math 19% / reading 36% proficiency, ranked #263 of 302 in MA (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+2.0%/yr); 61 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 760 units permitted in Bristol County in 2024 (142 in 5+ unit buildings).
• This rent runs 41% of the median local income ($74k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $17 of loan paydown is wiped out by about $72 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 + 2.0% rent growth), your $672 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($2k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 77% 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 $2,328 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 105.36% ✓
• Cap rate: 996.79%
• Cash-on-cash: 3537.47%
• DSCR: 158.40
• GRM: 0.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 184.48×
• Total profit: $123,300
• Equity at exit: $358

10-year hold

• IRR: —
• Equity multiple: 387.69×
• Total profit: $259,855
• Equity at exit: $208

Cash invested: $672 (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 02780

• Home prices YoY: -28.1%
• Rents YoY: 2.0%
• Active inventory: 61
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $2,529 high
• Mortgage (P&I): −$13
• Tax est. 1.5%: −$3 /mo · $36/yr
• Insurance: −$1
• HOA: −$0
• Vacancy / Maint / Mgmt: −$531
• Net cashflow: $1,981

Break-even live

Break-even rent $21

Max offer price $2,400

Occupancy floor 17%

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: $600
• Closing costs: $72
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Washburn St Unit 2 Taunton, MA	3.0	1.0	1366	$2,850	$2.09	14d	1	0.30mi
39 Union St Unit 3F Taunton, MA	3.0	1.0	1800	$2,300	$1.28	43d	1	0.36mi
0 Dean St Taunton, MA	2.0	1.0	1400	$2,250	$1.61	43d	1	0.52mi
32 John St Taunton, MA	3.0	1.5	1230	$3,200	$2.60	1d	1	0.57mi
207 High St Apt 3 Taunton, MA	3.0	1.0	1300	$2,400	$1.85	43d	1	0.79mi
6 Clinton St Unit 2 Taunton, MA	3.0	1.0	1700	$2,600	$1.53	14d	1	0.79mi
284 Washington St Unit B Taunton, MA	3.0	2.0	2100	$2,800	$1.33	1d	1	0.82mi
55 Warren St Unit 1 Taunton, MA	3.0	1.0	1300	$2,500	$1.92	43d	1	1.07mi
7 Weir Ave Unit 1 Taunton, MA	3.0	1.0	1500	$3,000	$2.00	1d	1	1.31mi
36 Van Buren St Unit 1 Taunton, MA	3.0	2.0	1500	$3,300	$2.20	23d	1	1.35mi
36 Van Buren St Unit 1 Taunton, MA	3.0	2.0	1500	$3,300	$2.20	14d	1	1.35mi
226 Winthrop St Unit 2 Taunton, MA	3.0	1.0	1250	$2,450	$1.96	43d	1	1.48mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-05-02
   price $2,400 1006-char remark

   Show marketing remark (1006 chars)

   FOR LEASE! Step into modern comfort with this beautifully updated luxury 2 bedroom 2 bath apartment in the heart of Taunton. This thoughtfully designed unit offers a bright, open layout with high-end finishes throughout, creating the perfect blend of style and functionality. The apartment features a fully renovated kitchen with sleek cabinetry, updated countertops, and modern appliances, ideal for both everyday living and entertaining. The living and sleeping areas are designed for versatility and comfort, complemented by a pristine, updated bathroom with contemporary fixtures. Enjoy the convenience of a move-in-ready space with updated flooring, fresh finishes, and attention to detail in every corner. Located in a desirable area, this unit provides easy access to local shops, restaurants, highways, and everything Taunton has to offer. Perfect for professionals or anyone seeking a low-maintenance, upscale living experience. Schedule your private showing today—this one won’t last!

2. 2026-04-22
   listed $2,300 Price Changed 1006-char remark

   Show marketing remark (1006 chars)

   FOR LEASE! Step into modern comfort with this beautifully updated luxury 2 bedroom 2 bath apartment in the heart of Taunton. This thoughtfully designed unit offers a bright, open layout with high-end finishes throughout, creating the perfect blend of style and functionality. The apartment features a fully renovated kitchen with sleek cabinetry, updated countertops, and modern appliances, ideal for both everyday living and entertaining. The living and sleeping areas are designed for versatility and comfort, complemented by a pristine, updated bathroom with contemporary fixtures. Enjoy the convenience of a move-in-ready space with updated flooring, fresh finishes, and attention to detail in every corner. Located in a desirable area, this unit provides easy access to local shops, restaurants, highways, and everything Taunton has to offer. Perfect for professionals or anyone seeking a low-maintenance, upscale living experience. Schedule your private showing today—this one won’t last!

ⓘ 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 6/10 Major 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% 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: $30,343
• − Mortgage interest: −$134
• − Property taxes: −$36
• − Insurance: −$12
• − Repairs & maintenance: −$2,427
• − Management: −$2,427
• − Depreciation: −$70
• Taxable income: $25,236
• Est. tax owed @ 24.0%: −$6,057
• After-tax cash flow: $17,715/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: Taunton
• NCES district ID: 2511520
• Math proficiency: 19% ▼ -16.00%
• Reading proficiency: 36% ▼ -2.00%
• Median HH income: $54,102
• Composite: 24.46/100
• National rank: #7665
• State rank: #263 of 302 in MA

Livability — Taunton

• Score: 75/100
• State rank: #78
• US rank: #4184

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Taunton, MA
• County: Bristol County · 342,083 people
• City population: 53,461
• Metro: Providence-Warwick, RI-MA
• Population (ZIP): 53,461
• Household income: $74,471
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 2508.0

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 (70%)
• Race & ethnicity: White 70% Two or more races 15% Hispanic / Latino 10% Black 7% Asian 2%
• Hispanic origin (detail): Puerto Rican 7% Dominican 1%
• Common ancestry: Russian 19% Lithuanian 6% Romanian 3%
• Foreign-born: 14% · Canada, Vietnam
• Languages at home: 78% English-only · Other Indo-European 11% Spanish 6% 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: ▼ -124.79%
• Current HPI: 319.3662
• Rent YoY: ▲ 2.00%
• 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

+4.3% since first listed

2 events — show timeline

• 2026-05-02 Price Changed $2,400 MLS PIN
• 2026-04-22 Listed $2,300 MLS PIN