19 South Kingman St · Taunton, MA 02347

$421,000

2 bd · 2.0 ba · 1,520 sqft · SingleFamily public records · 17 Days on market

Built 1945 1.61 ac lot Est $596k · 29% 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).

• ARV discount +15.0/15.0
• Cash flow +14.3/30.0
• Schools +4.6/10.0
• DSCR +4.3/10.0
• Livability +3.8/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

OPEN HOUSE THIS SATURDAY, JUNE 13, FROM 11AM-1PM. Bring your vision. .. A blank canvas awaits & is ready for your personal touch to this long-held family home. Boasting limitless possibilities with plenty of room to grow! Featuring over 1500 sq. ft. of living space located on a 1.61 Acre lot. Enjoy the ease of single-level living with 2 bedrooms & a full bath located on the 1st floor level. This spacious 6 room floorplan offers 3 bedrooms, 2 baths, cathedral ceiling living room, dining room & a classic, full-length covered front porch offering sweeping views of the property. Don't miss out. .. your next home or smart investment begins here!

Key facts

• 1.61 acre lot
• 8 parking spots
• Built 1945

Property features AI

Finance

• Financial info: Tax information available

Exterior

• Parking: 8 off-street parking spaces
• Utilities: Private water source; Private sewer (inspection required for sale); 100 Amp electrical service; Electric range/oven compatible wiring; Washer hookup
• Home design: Single family residence; Natural exterior color; Shingle roof; Block foundation; Frame construction; Renovated since original construction
• Construction: Block foundation; Frame construction; Shingle roof; Year built per public records; renovated since
• Exterior features: Porch; Deck; Workshop on the property; Wooded and cleared lot; Public road frontage

Interior

• Kitchen: Upgraded countertops and cabinets; Exterior deck access via slider
• Bedrooms: Primary bedroom on the first floor with closet and wall-to-wall carpet; Second bedroom on the first floor with closet and wall-to-wall carpet; Third bedroom on the second floor
• Flooring: Vinyl; Carpet; Laminate (in first-floor bathroom)
• Bathrooms: Two full bathrooms; First-floor bathroom with tub and shower; laminate flooring; Second-floor bathroom with tub and shower
• Heating & cooling: Heating available (oil and pellet stove); Cooling via window unit(s)
• Interior features: Open floor plan; Wood / coal / pellet stove; Cathedral ceilings; 6 total rooms
• Laundry & utility: First-floor laundry area with washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $421k.

Deal economics

• At list price, monthly cash flow is $77 ($923/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $352k (16.5% below list).
• Recommended offer: $352k (16.5% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.0% 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: crime C-, amenities F, cost of living F.
• Freetown-Lakeville (rural): math 47% / reading 53% proficiency, ranked #109 of 302 in MA (top 36%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 13% free/reduced lunch — higher-income household profile.
• Zoned schools: Assawompset Elementary School (math 52% / reading 62%, grade C+, #207 of 938 statewide, top 26%, 493 students, 0% FRL); Freetown-Lakeville Middle School (math 44% / reading 47%, grade D+, #109 of 305 statewide, top 37%, 675 students, 0% FRL); Apponequet Regional High (math 67% / reading 77%, grade B+, #70 of 343 statewide, top 22%, 729 students, 0% FRL).
• Market conditions: 41 active listings in the ZIP; 1,255 units permitted in Plymouth County in 2024 (411 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($415k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $65k; list at $421k implies a 548% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 77% 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 $351,511 (16.5% below list)

Questions for the listing agent

1. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.83% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.78%
• DSCR: 1.03
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $595,840
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
118 County St	0.48mi	3/1.0 (+1)	1,424 (-6%)	0mo	$540,000	$379	58
106 S Pickens St	0.74mi	3/2.0 (+1)	1,449 (-5%)	10mo	$567,500	$392	44

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: -15.1%
• Equity multiple: 0.46×
• Total profit: $-63,397
• Equity at exit: $62,772

10-year hold

• IRR: -6.5%
• Equity multiple: 0.58×
• Total profit: $-49,204
• Equity at exit: $36,400

Cash invested: $117,880 (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 02347

• Home prices YoY: -28.1%
• Active inventory: 41
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $3,515 medium
• Mortgage (P&I): −$2,208
• Tax from tax record: −$317 /mo · $3,802/yr
• Insurance: −$175
• HOA: −$0
• Vacancy / Maint / Mgmt: −$738
• Net cashflow: $77

Break-even live

Break-even rent $3,418

Max offer price $421,000

Occupancy floor 93%

Sensitivity live

Price	-10% $315	-5% $196	+0% $77	+5% $-42	+10% $-161
Rent	-10% $-201	-5% $-62	+0% $77	+5% $216	+10% $355
Rate	-1.0pp $289	-0.5pp $184	base $77	+0.5pp $-32	+1.0pp $-143

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: $105,250
• Closing costs: $12,630
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   statusdays on market $421,000 Active 17 DOM
2. 2026-06-18
   days on market $421,000 Price Changed 14 DOM
3. 2026-06-18
   pricestatus $421,000 Price Changed 13 DOM
4. 2026-06-17
   days on market $449,000 Active 13 DOM
5. 2026-06-16
   days on market $449,000 Active 12 DOM
6. 2026-06-15
   days on market $449,000 Active 11 DOM
7. 2026-06-13
   days on market $449,000 Active 9 DOM
8. 2026-06-13
   remarks 654-char remark
9. 2026-06-13
   days on market $449,000 Active 8 DOM
10. 2026-06-09
    days on market $449,000 Active 5 DOM
11. 2026-06-08
    statusdays on market $449,000 Active 4 DOM
12. 2026-06-07
    days on market $449,000 New 3 DOM
13. 2026-06-05
    remarks 604-char remark
14. 2026-06-05
    listed $449,000 New 1 DOM

ⓘ 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: $3,802 · $317/mo
• Projected year-2 tax: $4,490 · $374/mo
• Expected delta: +$688/yr (+$57/mo · 18.1%)

ⓘ 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 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: $42,181
• − Mortgage interest: −$23,583
• − Property taxes: −$3,802
• − Insurance: −$2,105
• − Repairs & maintenance: −$3,375
• − Management: −$3,375
• − Depreciation: −$12,247
• Taxable loss: −$6,305
• Est. tax savings @ 24.0%: +$1,513
• After-tax cash flow: $2,436/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: Freetown-Lakeville
• NCES district ID: 2505070
• Math proficiency: 47% ▼ -7.00%
• Reading proficiency: 53% ▼ -3.00%
• Median HH income: $88,846
• Composite: 46.48/100
• National rank: #2432
• State rank: #109 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

• City population: 53,461
• Population (ZIP): 11,732

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: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Asian 2% Hispanic / Latino 1% Black 1%
• Common ancestry: Russian 12% Lithuanian 9% Romanian 4%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 95% English-only · Other Indo-European 3% Russian/Polish/Slavic 1%

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: ▼ -118.52%
• Current HPI: 302.7617
• Rent YoY: —
• Metro: —
• 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

+590.8% since first listed

2 events — show timeline

• 2026-06-04 Listed $449,000 MLS PIN
• 1986-03-24 Sold (Public Records) $65,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $3,802 · +3.8% YoY. Source: county tax records.