147 South Ave · Whitman, MA 02382

$799,900

3 bd · 3.0 ba · 3,531 sqft · MultiFamily public records · 131 Days on market

Built 1920 3,920 sqft lot $227/sqft · 6% above area Est $756k · 6% over

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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 +13.0/30.0
• ARV discount +4.9/15.0
• Schools +4.0/10.0
• DSCR +3.9/10.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• 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 (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

This FULLY RENTED 3-family residence presents INSTANT INCOME opportunity to add to your investment portfolio. Unit 1 boasts 2 BRs/1.5 Baths, in-unit laundry, and a bonus room, unit 2 contains 2 BR/1.5 Baths, and in-unit laundry, and unit 3 is a 1 BR/1 Bath unit. Each unit has an off-street parking spot. Each primary bedroom has direct full bathroom access. Kitchens offer refrigerator, range, microwave, and dishwasher. Located just 2 tenths of a mile from Whitman town hall. Complete with central air. This property is both an owner’s and a tenant’s dream.

Key facts

• In-unit laundry
• Off-street parking
• Central air

Tags

• OFF-STREET PARKING
• DIRECT FULL BATHROOM ACCESS
• CENTRAL AIR
• IN-UNIT LAUNDRY

What this means for you Summary

Snapshot

• This is a 3 × 1-bed/?-bath units multifamily listed at $800k.

Deal economics

• At list price, monthly cash flow is $-44 ($-527/yr) — negative. Per door: $-15/mo.
• To cash-flow at today's rent, offer at most $792k (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $651k (18.6% below list).
• Recommended offer: $651k (18.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Whitman-Hanson (suburban): math 34% / reading 52% proficiency, ranked #161 of 302 in MA (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 19% free/reduced lunch — higher-income household profile.
• Zoned schools: Whitman Hanson Regional (math 48% / reading 70%, grade C+, #142 of 343 statewide, top 42%, 1,093 students, 0% FRL) — zoned schools average 0% FRL vs 19% district-wide (19 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 59% at this address vs 43% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Whitman-Hanson average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 29 active listings in the ZIP; solid renter incomes; 1,255 units permitted in Plymouth County in 2024 (411 in 5+ unit buildings).
• At $6,514/mo this rent would consume 72% of the median local household income ($109k/yr) (locally 356% 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 $6k of loan paydown is wiped out by about $24k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($704k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $160k; list at $800k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% 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 $651,400 (18.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 131 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 0.81% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.24%
• DSCR: 0.99
• GRM: 10.2

CMA / ARV

• ARV (median comp): $755,515
• List price: $799,900
• Delta: 5.87%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -16.7%
• Equity multiple: 0.41×
• Total profit: $-132,524
• Equity at exit: $119,268

10-year hold

• IRR: -8.6%
• Equity multiple: 0.47×
• Total profit: $-119,445
• Equity at exit: $69,161

Cash invested: $223,972 (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 02382

• Active inventory: 29
• Price-to-rent: 30.7×

Monthly cashflow live

• Estimated rent: $6,514 high
• Mortgage (P&I): −$4,195
• Tax from tax record: −$662 /mo · $7,943/yr
• Insurance: −$333
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,368
• Net cashflow: $-44

Break-even live

Break-even rent $6,570

Max offer price $792,143

Occupancy floor 96%

Sensitivity live

Price	-10% $409	-5% $182	+0% $-44	+5% $-270	+10% $-497
Rent	-10% $-559	-5% $-301	+0% $-44	+5% $213	+10% $471
Rate	-1.0pp $359	-0.5pp $160	base $-44	+0.5pp $-251	+1.0pp $-462

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

Units	Beds	Baths	Est. rent
▸ 3× units	1	—	$6,513
Total (3 units)			$6,514

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: $199,975
• Closing costs: $23,997
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-09
   days on market $799,900 Active 131 DOM
2. 2026-06-08
   days on market $799,900 Active 130 DOM
3. 2026-06-07
   days on market $799,900 Active 129 DOM
4. 2026-06-04
   days on market $799,900 Active 126 DOM
5. 2026-06-03
   days on market $799,900 Active 125 DOM
6. 2026-06-02
   days on market $799,900 Active 124 DOM
7. 2026-06-01
   days on market $799,900 Active 123 DOM
8. 2026-05-31
   days on market $799,900 Active 122 DOM
9. 2026-04-17
   price $799,900 571-char remark

   Show marketing remark (571 chars)

   This FULLY RENTED 3-family residence presents INSTANT INCOME opportunity to add to your investment portfolio. Unit 1 boasts 2 BRs/1.5 Baths, in-unit laundry, and a bonus room, unit 2 contains 2 BR/1.5 Baths, and in-unit laundry, and unit 3 is a 1 BR/1 Bath unit. Each unit has an off-street parking spot. Each primary bedroom has direct full bathroom access. Kitchens offer refrigerator, range, microwave, and dishwasher. Located just 2 tenths of a mile from Whitman town hall. Complete with central air. This property is both an owner’s and a tenant’s dream.

10. 2026-01-29
    listed $925,000 New 571-char remark

    Show marketing remark (571 chars)

    This FULLY RENTED 3-family residence presents INSTANT INCOME opportunity to add to your investment portfolio. Unit 1 boasts 2 BRs/1.5 Baths, in-unit laundry, and a bonus room, unit 2 contains 2 BR/1.5 Baths, and in-unit laundry, and unit 3 is a 1 BR/1 Bath unit. Each unit has an off-street parking spot. Each primary bedroom has direct full bathroom access. Kitchens offer refrigerator, range, microwave, and dishwasher. Located just 2 tenths of a mile from Whitman town hall. Complete with central air. This property is both an owner’s and a tenant’s dream.

11. 1986-06-18
    soldstatus $160,000

ⓘ 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: $7,943 · $662/mo
• Projected year-2 tax: $8,891 · $741/mo
• Expected delta: +$948/yr (+$79/mo · 11.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $78,168
• − Mortgage interest: −$44,807
• − Property taxes: −$7,943
• − Insurance: −$4,000
• − Repairs & maintenance: −$6,253
• − Management: −$6,253
• − Depreciation: −$23,270
• Taxable loss: −$14,358
• Est. tax savings @ 24.0%: +$3,446
• After-tax cash flow: $2,919/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: Whitman-Hanson
• NCES district ID: 2512930
• Math proficiency: 34% ▼ -12.00%
• Reading proficiency: 52% ▼ -3.00%
• Median HH income: $81,985
• Composite: 39.97/100
• National rank: #3837
• State rank: #161 of 302 in MA

Livability — Whitman

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

Census & demographics

• County: Plymouth County · 358,589 people
• City population: 15,295
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 15,295
• Household income: $108,933
• Rent vs Own: 28.6% rent · 71.4% own
• Severe rent burden: 356.0

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: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 3% Black 1% Asian 1%
• Common ancestry: Estonian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Other Indo-European 3% Spanish 1% 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: ▼ -273.43%
• Current HPI: 283.8261
• 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

+399.9% since first listed

3 events — show timeline

• 2026-04-17 Price Changed $799,900 MLS PIN
• 2026-01-29 Listed $925,000 MLS PIN
• 1986-06-18 Sold (Public Records) $160,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $7,943 · +7.9% YoY. Source: county tax records.