789 North Main St · Brockton, MA 02379

$120,000

2 bd · 2.0 ba · 924 sqft · Manufactured · 51 Days on market

Built 2001 Good condition $130/sqft · 55% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

CASH & CARRY this COMPLETELY RENOVATED 924 Sq Foot Single Wide Mobile Home. Its LOCKED & LOADED & READY FOR PICK UP! On wheels already so Just Back Up your Truck, Connect it, and Drive this Beautiful Home AWAY! Easy Pessy! Features include: Easy One level Living, with 5 Rooms, 2 Bedrooms, 2 Full Baths, All Appliances Listed are included, an Oversized Primary Bedroom with a Master Bath & Plenty of Closet Space. WOW! Call for your Private Showing today.

Key facts

• Built 2001
• Listed 51 days

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: No open parking spaces listed
• Utilities: 100 amp electric service with circuit breakers; Electric range capability; Electric dryer capability; Washer hookup
• Home design: Mobile home; Single-story (main/first level living)
• Construction: Built year recorded by owner (actual); Shingle roof
• Exterior features: Shingle roof; Tan exterior color

Interior

• Kitchen: Country-style kitchen with dining area; Laminate flooring; Range; Refrigerator
• Bedrooms: Master bedroom on the first floor with closet and laminate flooring; Second bedroom on the first floor with closet and laminate flooring
• Flooring: Laminate flooring throughout
• Bathrooms: Two full bathrooms; Both bathrooms include tub and shower; Master bathroom present; Bathroom 1 has a skylight and linen closet
• Heating & cooling: Central heating and cooling; Forced air and heat pump heating; Central air conditioning
• Interior features: Cathedral ceilings in the living room; Picture windows in the living room; Total of 5 rooms; Laminate flooring throughout
• Laundry & utility: Washer and dryer included; Washer hookup and electric dryer hookup; Laundry on the main/first level with exterior access; Laundry area has laminate flooring

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $120k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $920 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.5% vs local median 4.0% 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: crime F, amenities F, cost of living F.
• West Bridgewater (suburban): math 28% / reading 53% proficiency, ranked #186 of 302 in MA (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: Rose L Macdonald (math 52% / reading 62%, grade C+, #207 of 938 statewide, top 26%, 311 students, 0% FRL); Howard School (math 24% / reading 52%, grade F, #154 of 305 statewide, top 51%, 311 students, 0% FRL); West Bridgewater Junior/Senior (math 28% / reading 54%, grade F, #224 of 343 statewide, top 66%, 625 students, 0% FRL).
• Market conditions: 28 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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 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: 1.85% ✓
• Cap rate: 15.50%
• Cash-on-cash: 32.87%
• DSCR: 2.46
• GRM: 4.5

CMA / ARV

• ARV (median comp): $266,639
• List price: $120,000
• Delta: -55.00%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41 Victorian Way	0.44mi	3/2.0 (+1)	960 (+4%)	3mo	$250,000	$260	65
13 Friendship Dr	0.32mi	2/1.0	870 (-6%)	22mo	$247,000	$284	52

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: 28.0%
• Equity multiple: 2.17×
• Total profit: $39,215
• Equity at exit: $17,892

10-year hold

• IRR: 35.5%
• Equity multiple: 4.27×
• Total profit: $109,775
• Equity at exit: $10,375

Cash invested: $33,600 (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 02379

• Active inventory: 28
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,215 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $920

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 53%

Sensitivity live

Price	-10% $1,003	-5% $962	+0% $920	+5% $879	+10% $838
Rent	-10% $746	-5% $833	+0% $920	+5% $1,008	+10% $1,095
Rate	-1.0pp $981	-0.5pp $951	base $920	+0.5pp $889	+1.0pp $858

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Longworth Ave Brockton, MA	2.0	1.0	950	$2,500	$2.63	45d	1	0.65mi
368 N Elm St Unit 2 West Bridgewater, MA	2.0	1.0	850	$2,200	$2.59	45d	1	1.07mi
115 Leach Ave Unit 2 Brockton, MA	2.0	1.0	800	$2,000	$2.50	45d	1	1.42mi
13 Perkins Ave Unit 5 Brockton, MA	1.0	1.0	800	$1,750	$2.19	4d	1	1.44mi

Listing history 16 events

1. 2026-06-21
   days on market $120,000 Active 51 DOM
2. 2026-06-18
   days on market $120,000 Active 48 DOM
3. 2026-06-17
   days on market $120,000 Active 47 DOM
4. 2026-06-16
   days on market $120,000 Active 46 DOM
5. 2026-06-15
   days on market $120,000 Active 45 DOM
6. 2026-06-13
   days on market $120,000 Active 43 DOM
7. 2026-06-13
   days on market $120,000 Active 42 DOM
8. 2026-06-09
   days on market $120,000 Active 39 DOM
9. 2026-06-08
   days on market $120,000 Active 38 DOM
10. 2026-06-07
    days on market $120,000 Active 37 DOM
11. 2026-06-04
    days on market $120,000 Active 34 DOM
12. 2026-06-03
    days on market $120,000 Active 33 DOM
13. 2026-06-02
    days on market $120,000 Active 32 DOM
14. 2026-06-01
    days on market $120,000 Active 31 DOM
15. 2026-05-31
    days on market $120,000 Active 30 DOM
16. 2026-05-01
    listed $120,000 New 471-char remark

ⓘ 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

• 🌡 Heat 5/10 Major
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,579
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$2,126
• − Management: −$2,126
• − Depreciation: −$3,491
• Taxable income: $9,714
• Est. tax owed @ 24.0%: −$2,331
• After-tax cash flow: $8,715/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This completely renovated mobile home is move-in ready with a good condition score and minimal repairs needed.

Repairs flagged

• Minor kitchen cabinets — dated design
• Minor bathroom cabinets — dated design
• Minor interior walls — dated wallpaper

Value-add opportunities

• Resale new kitchen cabinets — modern design
• Resale new bathroom cabinets — modern design
• Resale new interior paint — fresh look

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated design	Minor	$500–3,000
bathroom cabinets · dated design	Minor	$500–3,000
interior walls · dated wallpaper	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale new kitchen cabinets — modern design ↑
• Resale new bathroom cabinets — modern design ↑
• Resale new interior paint — fresh look ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: West Bridgewater
• NCES district ID: 2512420
• Math proficiency: 28% ▼ -20.00%
• Reading proficiency: 53% ▼ -5.00%
• Median HH income: $78,372
• Composite: 37.52/100
• National rank: #4396
• State rank: #186 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

• City population: 105,386
• Population (ZIP): 7,682

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 (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 2% Black 2% Asian 1%
• Common ancestry: Lithuanian 6% Romanian 3% Estonian 3%
• Foreign-born: 7% · Canada, China
• Languages at home: 92% English-only · Other Indo-European 4% Spanish 2% French/Haitian/Cajun 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: ▼ -126.76%
• Current HPI: 173.8606
• 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

1 event — show timeline

• 2026-05-01 Listed $120,000 MLS PIN