30 Intervale St · Brockton, MA 02302

$1,440,000

27 bd · 27.9 ba · 9,643 sqft · MultiFamily public records · 10 Days on market

Built 2025 0.50 ac lot $149/sqft · 24% 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
• 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 (5+ Unit). Listing-text estimate: 9 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

Northeast Private Client Group® is pleased to present the Intervale Street Development project located at 30 Intervale Street in Brockton, MA.This project has been ZBA-approved for 28 residential total units, a three-story, 16,187 GLA SF building. The units range from 357-476 SF.The property includes three adjacent lots, a total of four lots for a total of 0.5 Acres.All interested and qualified parties can obtain additional information & floor plans upon request.

Key facts

• 0.5 acre lot
• Built 2025
• Listed 10 days

What this means for you Summary

Snapshot

• This is a 9 × 3-bed/?-bath units multifamily listed at $1.44M.

Deal economics

• At list price, monthly cash flow is $11k ($132k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($25k rent vs $1.44M).
• Cap rate 15.5% 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; solid renter incomes; 1,255 units permitted in Plymouth County in 2024 (411 in 5+ unit buildings).
• At $24,722/mo this rent would consume 322% 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 $10k of loan paydown is wiped out by about $43k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $403k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $110k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $550k; list at $1.44M implies a 162% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wind risk, 68% 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 $1,440,000

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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.72% ✓
• Cap rate: 15.46%
• Cash-on-cash: 32.72%
• DSCR: 2.46
• GRM: 4.9

CMA / ARV

• ARV (median comp): $3,181,010
• List price: $1,440,000
• Delta: -54.73%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 27.8%
• Equity multiple: 2.16×
• Total profit: $466,451
• Equity at exit: $214,709

10-year hold

• IRR: 35.3%
• Equity multiple: 4.24×
• Total profit: $1,305,892
• Equity at exit: $124,505

Cash invested: $403,200 (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: 43.7×

Monthly cashflow live

• Estimated rent: $24,722 high
• Mortgage (P&I): −$7,552
• Tax from tax record: −$384 /mo · $4,604/yr
• Insurance: −$600
• HOA: −$0
• Vacancy / Maint / Mgmt: −$5,192
• Net cashflow: $10,995

Break-even live

Break-even rent $10,804

Max offer price $1,440,000

Occupancy floor 51%

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

Units	Beds	Baths	Est. rent
▸ 9× units	3	—	$24,723
Total (9 units)			$24,722

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: $360,000
• Closing costs: $43,200
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $1,440,000 Active 10 DOM
2. 2026-06-17
   days on market $1,440,000 Active 9 DOM
3. 2026-06-16
   days on market $1,440,000 Active 8 DOM
4. 2026-06-15
   days on market $1,440,000 Active 7 DOM
5. 2026-06-13
   statusdays on market $1,440,000 Active 5 DOM
6. 2026-06-08
   statusdays on marketlisting id $1,440,000 New 1 DOM
7. 2026-05-31
   days on market $1,440,000 Price Changed 139 DOM
8. 2026-03-03
   price $1,540,000 475-char remark

   Show marketing remark (475 chars)

   Northeast Private Client Group® is pleased to present the Intervale Street Development project located at 30 Intervale Street in Brockton, MA.This project has been ZBA-approved for 28 residential total units, a three-story, 16,187 GLA SF building. The units range from 357-476 SF.The property includes three adjacent lots, a total of four lots for a total of 0.5 Acres.All interested and qualified parties can obtain additional information & floor plans upon request.

9. 2026-01-12
   listed $1,550,000 New 475-char remark

   Show marketing remark (475 chars)

   Northeast Private Client Group® is pleased to present the Intervale Street Development project located at 30 Intervale Street in Brockton, MA.This project has been ZBA-approved for 28 residential total units, a three-story, 16,187 GLA SF building. The units range from 357-476 SF.The property includes three adjacent lots, a total of four lots for a total of 0.5 Acres.All interested and qualified parties can obtain additional information & floor plans upon request.

10. 2020-10-13
    soldstatus $550,000 Sold 294-char remark

    Show marketing remark (294 chars)

    Here is your chance to build a 15 unit apartment building from the ground up! The plan calls for 12 2 bedroom units and 3 one bedroom units. See attached plans in MLS. Engineering/Architect in place, there is a bid in place with a contractor to finish the construction phase for 1.3 million.

11. 2020-07-17
    status Under Agreement 294-char remark

    Show marketing remark (294 chars)

    Here is your chance to build a 15 unit apartment building from the ground up! The plan calls for 12 2 bedroom units and 3 one bedroom units. See attached plans in MLS. Engineering/Architect in place, there is a bid in place with a contractor to finish the construction phase for 1.3 million.

12. 2020-07-09
    price $599,900 294-char remark

    Show marketing remark (294 chars)

    Here is your chance to build a 15 unit apartment building from the ground up! The plan calls for 12 2 bedroom units and 3 one bedroom units. See attached plans in MLS. Engineering/Architect in place, there is a bid in place with a contractor to finish the construction phase for 1.3 million.

13. 2020-07-01
    price $699,900 294-char remark

    Show marketing remark (294 chars)

    Here is your chance to build a 15 unit apartment building from the ground up! The plan calls for 12 2 bedroom units and 3 one bedroom units. See attached plans in MLS. Engineering/Architect in place, there is a bid in place with a contractor to finish the construction phase for 1.3 million.

14. 2020-05-22
    listed $749,900 New 294-char remark

    Show marketing remark (294 chars)

    Here is your chance to build a 15 unit apartment building from the ground up! The plan calls for 12 2 bedroom units and 3 one bedroom units. See attached plans in MLS. Engineering/Architect in place, there is a bid in place with a contractor to finish the construction phase for 1.3 million.

ⓘ 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: $4,604 · $384/mo
• Projected year-2 tax: $11,158 · $930/mo
• Expected delta: +$6,554/yr (+$546/mo · 142.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 72% 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 68% 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: $296,664
• − Mortgage interest: −$80,662
• − Property taxes: −$4,604
• − Insurance: −$7,200
• − Repairs & maintenance: −$23,733
• − Management: −$23,733
• − Depreciation: −$41,891
• Taxable income: $114,840
• Est. tax owed @ 24.0%: −$27,562
• After-tax cash flow: $104,381/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

+105.4% since first listed

7 events — show timeline

• 2026-03-03 Price Changed $1,540,000 MLS PIN
• 2026-01-12 Listed $1,550,000 MLS PIN
• 2020-10-13 Sold (MLS) $550,000 MLS PIN
• 2020-07-17 Pending — MLS PIN
• 2020-07-09 Price Changed $599,900 MLS PIN
• 2020-07-01 Price Changed $699,900 MLS PIN
• 2020-05-22 Listed $749,900 MLS PIN

Property tax history

+2.6%/yr

Latest (2025): $4,604 · +4.9% YoY. Source: county tax records.