34 High St · North Attleborough Town, MA 02760

$999,900

7 bd · 6.0 ba · 5,351 sqft · MultiFamily public records · 25 Days on market

Built 1878 0.28 ac lot Est $1161k · 14% under

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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 +30.0/30.0
• ARV discount +13.7/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.8/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 6 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

EXCELLENT LOT IN PHASE III OF HIGHLAND MEADOWS. UNIQUE COLONIAL W/FARMERS PORCH + 2 CAR GAR. OFFERS HARDWOOD IN DINING RM. W/TRAY CEILING-OPEN 2 STORY FOYER - VERY SPACIOUS FLOOR PLAN.POSSIBLE RM OVER GARAGE AND 3RD FL WALK-UP.

Key facts

• New siding
• Newer roof
• New alarm system

Tags

• NEWER ROOF
• NEW SIDING
• NEW ALARM SYSTEM
• GLEAMING HARDWOODS
• PLENTY OF NATURAL SUNLIGHT
• OVERSIZED GARAGE

Property features AI

Finance

• Other: Property total building area approximately 5,351 (above grade finished area listed as 5,351); Gentle sloping 0.28-acre lot
• HOA & community: Community amenities nearby include public transportation, shopping, pool, tennis courts, parks, walk/jog trails, golf, medical facilities, laundromat, bike path, conservation area, highway access, house of worship, nearby schools, T-station and sidewalks

Exterior

• Parking: On-site garage (1 covered/garage space); Additional covered parking (1); Open parking for about 8 vehicles; Total of 9 parking spaces; Paved driveway and off-street parking
• Utilities: Public water; Public sewer; Electricity individually metered (varies per unit); Gas and/or electric range hookups (varies per unit)
• Home design: 5-9 family property; Five total stories; Certified historic and renovated since original construction
• Construction: Frame, brick and stone construction; Stone and brick/mortar foundation; Shingle roof; Built historically (year per public records); renovated since
• Exterior features: Porch; Covered wood deck; Professional landscaping; Garden; Stone wall; Shed(s); Gentle sloping lot; Paved road frontage on a public, publicly maintained road

Interior

• Kitchen: Range; Refrigerator; Country-style kitchen
• Bedrooms: Multiple bedrooms across units (see unit-level details)
• Flooring: Hardwood; Parquet; Tile; Vinyl; Carpet; Varied flooring by area/unit
• Bathrooms: 6 full bathrooms
• Heating & cooling: Baseboard heating (natural gas) with unit control; Window cooling units; Thermostats (varies per unit)
• Interior features: Open floor plan; Remodeled; Crown molding; Ceiling fan(s); Storage; Upgraded cabinets; Upgraded countertops; Walk-in closet(s); Bathroom with shower stall; Bathroom with tub; Country kitchen; Living room; Dining room; Kitchen; Laundry room; 21 total rooms; Insulated doors; Picture, bay/box/bow, stained glass, insulated and storm windows
• Laundry & utility: Laundry room; Unit-dependent utility setups

What this means for you Summary

Snapshot

• This is a 6 × 8-bed/6.0-bath units multifamily listed at $1000k.

Deal economics

• At list price, monthly cash flow is $9k ($105k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($19k rent vs $1000k).
• Recommended offer: $985k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.8% vs local median 2.9% in North Attleborough Town — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• North Attleborough (suburban): math 46% / reading 60% proficiency, ranked #98 of 302 in MA (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: North Attleborough Middle (math 41% / reading 60%, grade C, #80 of 305 statewide, top 26%, 956 students, 0% FRL); North Attleboro High (math 64% / reading 72%, grade B, #93 of 343 statewide, top 28%, 1,107 students, 0% FRL) — zoned schools average 0% FRL vs 15% district-wide (15 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.9%/yr); 42 active listings in the ZIP; high-income renter base; 760 units permitted in Bristol County in 2024 (142 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $7k of loan paydown is wiped out by about $30k 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 + 2.9% rent growth), your $280k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($985k) is reasonable based on typical stale-listing flexibility.
• 2 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 $310k; list at $1000k implies a 223% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1878 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 64% 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 $984,901 (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 1878 — 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. 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.
6. 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.
7. 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: 1.94% ✓
• Cap rate: 16.84%
• Cash-on-cash: 37.67%
• DSCR: 2.68
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $1,161,167
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
194 Smith St	0.50mi	8/4.0 (+1)	4,662 (-13%)	5mo	$1,010,000	$217	38

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 · 2.88% rent growth · sell at horizon

5-year hold

• IRR: 33.5%
• Equity multiple: 2.41×
• Total profit: $395,490
• Equity at exit: $149,088

10-year hold

• IRR: 40.4%
• Equity multiple: 4.77×
• Total profit: $1,055,845
• Equity at exit: $86,453

Cash invested: $279,972 (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 02760

• Rents YoY: 2.9%
• Active inventory: 42
• Price-to-rent: 25.8×

Monthly cashflow live

• Estimated rent: $19,358 medium
• Mortgage (P&I): −$5,244
• Tax from tax record: −$843 /mo · $10,117/yr
• Insurance: −$417
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,065
• Net cashflow: $8,790

Break-even live

Break-even rent $8,232

Max offer price $999,900

Occupancy floor 50%

Sensitivity live

Price	-10% $9,356	-5% $9,073	+0% $8,790	+5% $8,507	+10% $8,224
Rent	-10% $7,260	-5% $8,025	+0% $8,790	+5% $9,554	+10% $10,319
Rate	-1.0pp $9,293	-0.5pp $9,044	base $8,790	+0.5pp $8,530	+1.0pp $8,267

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

Units	Beds	Baths	Est. rent
▸ 6× units	8	6	$19,356
Total (6 units)			$19,358

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: $249,975
• Closing costs: $29,997
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $999,900 Active 25 DOM
2. 2026-06-18
   days on market $999,900 Active 22 DOM
3. 2026-06-17
   days on market $999,900 Active 21 DOM
4. 2026-06-16
   days on market $999,900 Active 20 DOM
5. 2026-06-15
   days on market $999,900 Active 19 DOM
6. 2026-06-13
   days on market $999,900 Active 17 DOM
7. 2026-06-13
   days on market $999,900 Active 16 DOM
8. 2026-06-09
   days on market $999,900 Active 13 DOM
9. 2026-06-08
   days on market $999,900 Active 12 DOM
10. 2026-06-07
    days on market $999,900 Active 11 DOM
11. 2026-06-03
    days on market $999,900 Active 7 DOM
12. 2026-06-02
    days on market $999,900 Active 6 DOM
13. 2026-06-01
    days on market $999,900 Active 5 DOM
14. 2026-05-31
    statusdays on market $999,900 Active 4 DOM
15. 2026-05-27
    listed $999,900 New
16. 2000-05-22
    soldstatus $309,900 227-char remark

    Show marketing remark (227 chars)

    EXCELLENT LOT IN PHASE III OF HIGHLAND MEADOWS. UNIQUE COLONIAL W/FARMERS PORCH + 2 CAR GAR. OFFERS HARDWOOD IN DINING RM. W/TRAY CEILING-OPEN 2 STORY FOYER - VERY SPACIOUS FLOOR PLAN.POSSIBLE RM OVER GARAGE AND 3RD FL WALK-UP.

17. 2000-02-14
    historical 227-char remark

    Show marketing remark (227 chars)

    EXCELLENT LOT IN PHASE III OF HIGHLAND MEADOWS. UNIQUE COLONIAL W/FARMERS PORCH + 2 CAR GAR. OFFERS HARDWOOD IN DINING RM. W/TRAY CEILING-OPEN 2 STORY FOYER - VERY SPACIOUS FLOOR PLAN.POSSIBLE RM OVER GARAGE AND 3RD FL WALK-UP.

18. 1999-08-12
    listed $269,000 227-char remark

    Show marketing remark (227 chars)

    EXCELLENT LOT IN PHASE III OF HIGHLAND MEADOWS. UNIQUE COLONIAL W/FARMERS PORCH + 2 CAR GAR. OFFERS HARDWOOD IN DINING RM. W/TRAY CEILING-OPEN 2 STORY FOYER - VERY SPACIOUS FLOOR PLAN.POSSIBLE RM OVER GARAGE AND 3RD FL WALK-UP.

19. 1987-11-10
    soldstatus $3,163,580
20. 1987-11-01
    soldstatus $288,580

ⓘ 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: $10,117 · $843/mo
• Projected year-2 tax: $11,208 · $934/mo
• Expected delta: +$1,091/yr (+$91/mo · 10.8%)

ⓘ 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 ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% 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: $232,296
• − Mortgage interest: −$56,010
• − Property taxes: −$10,117
• − Insurance: −$5,000
• − Repairs & maintenance: −$18,584
• − Management: −$18,584
• − Depreciation: −$29,088
• Taxable income: $94,914
• Est. tax owed @ 24.0%: −$22,779
• After-tax cash flow: $82,695/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: North Attleborough
• NCES district ID: 2508730
• Math proficiency: 46% ▼ -12.00%
• Reading proficiency: 60% ▼ -1.00%
• Median HH income: $80,560
• Composite: 48.14/100
• National rank: #2180
• State rank: #98 of 302 in MA

Livability — North Attleborough Town

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: North Attleborough Town, MA
• County: Bristol County · 342,083 people
• City population: 30,842
• Metro: Providence-Warwick, RI-MA
• Population (ZIP): 29,177
• Household income: $112,027
• Rent vs Own: 27.4% rent · 72.6% own
• Severe rent burden: 681.0

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 (84%)
• Race & ethnicity: White 84% Asian 6% Two or more races 5% Hispanic / Latino 4% Black 2%
• Common ancestry: Lithuanian 9% Romanian 6% Russian 5%
• Foreign-born: 9% · Canada, China
• Languages at home: 89% English-only · Other Indo-European 4% Spanish 3% Other Asian/Pacific 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: ▼ -575.93%
• Current HPI: 302.0435
• Rent YoY: ▲ 2.88%
• 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

+246.5% since first listed

6 events — show timeline

• 2026-05-27 Listed $999,900 MLS PIN
• 2000-05-22 Sold (MLS) $309,900 MLS PIN
• 2000-02-14 Listing Removed — MLS PIN
• 1999-08-12 Listed $269,000 MLS PIN
• 1987-11-10 Sold (Public Records) $3,163,580 Public Records
• 1987-11-01 Sold (Public Records) $288,580 Public Records

Property tax history

+5.3%/yr

Latest (2023): $10,117 · +18.7% YoY. Source: county tax records.