52 High St · North Attleborough Town, MA 02760

$699,900

5 bd · 3.0 ba · 3,086 sqft · MultiFamily public records · 48 Days on market

Built 1880 0.48 ac lot $227/sqft · at area comps Est $714k · at est.

---

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).

• Cash flow +19.4/30.0
• ARV discount +8.4/15.0
• DSCR +6.1/10.0
• Schools +4.8/10.0
• 1% rule +4.5/10.0
• 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 (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Located in a highly sought-after area, this beautifully maintained home offers the perfect blend of space, style, and modern updates. Featuring stunning hardwood flooring throughout, the home boasts an open-concept kitchen and living room that is ideal for both everyday living and entertaining. Enjoy gatherings in the formal dining room, while the expansive basement provides endless possibilities for additional living space, recreation, or storage. Recent upgrades include a new roof, updated electrical system, and renovated bathrooms, offering peace of mind for years to come. Step outside to a huge private yard that is perfect for outdoor enjoyment and take advantage of the rare 4-car garage, providing ample space for vehicles, hobbies, or storage. A truly exceptional opportunity in a prime location!

Key facts

• Hardwood flooring
• Formal dining room
• Open-concept kitchen

Tags

• HARDWOOD FLOORING
• OPEN-CONCEPT KITCHEN
• FORMAL DINING ROOM
• EXPANSIVE BASEMENT
• NEW ROOF
• UPDATED ELECTRICAL SYSTEM

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath multifamily listed at $700k.

Deal economics

• At list price, monthly cash flow is $780 ($9k/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 $668k (4.5% below list).
• Recommended offer: $668k (4.5% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 2.8% 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 C — 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.
• Market conditions: Rents rising (+2.9%/yr); 37 active listings in the ZIP; high-income renter base; 760 units permitted in Bristol County in 2024 (142 in 5+ unit buildings).
• At $6,681/mo this rent would consume 72% of the median local household income ($112k/yr) (locally 681% 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 $5k of loan paydown is wiped out by about $21k 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.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($679k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 25y 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 $570k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 64% 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 $668,100 (4.5% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.95% ✗
• Cap rate: 7.63%
• Cash-on-cash: 4.78%
• DSCR: 1.21
• GRM: 8.7

CMA / ARV

• ARV (median comp): $713,851
• List price: $699,900
• Delta: -1.95%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
86-88 Division St	0.22mi	6/3.5 (+1)	3,053 (-1%)	0mo	$600,000	$197	80
9 Leonard St	0.19mi	6/3.0 (+1)	3,344 (+8%)	9mo	$760,000	$227	65
23 Division St	0.25mi	4/— (-1)	2,896 (-6%)	22mo	$799,000	$276	55
194 N Washington St	0.28mi	5/3.0	2,657 (-14%)	11mo	$680,000	$256	55
20 Division St	0.24mi	5/3.0	3,488 (+13%)	16mo	$628,000	$180	54
85 Richards	0.16mi	4/2.0 (-1)	3,538 (+15%)	8mo	$635,000	$179	52
49 Grove St	0.11mi	6/2.0 (+1)	3,435 (+11%)	20mo	$708,000	$206	50
158 East St	0.22mi	6/2.0 (+1)	3,534 (+14%)	11mo	$750,000	$212	48
159 N Washington St	0.22mi	4/4.0 (-1)	2,787 (-10%)	22mo	$700,000	$251	46
31 Whiting St	0.74mi	6/3.0 (+1)	2,808 (-9%)	2mo	$722,000	$257	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 · 2.88% rent growth · sell at horizon

5-year hold

• IRR: -9.0%
• Equity multiple: 0.67×
• Total profit: $-64,621
• Equity at exit: $104,357

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $3,998
• Equity at exit: $60,515

Cash invested: $195,972 (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: 37
• Price-to-rent: 26.2×

Monthly cashflow live

• Estimated rent: $6,681 high
• Mortgage (P&I): −$3,670
• Tax from tax record: −$536 /mo · $6,427/yr
• Insurance: −$292
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,403
• Net cashflow: $780

Break-even live

Break-even rent $5,693

Max offer price $699,900

Occupancy floor 83%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$6,681
Total (3 units)			$6,681

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: $174,975
• Closing costs: $20,997
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-04-09
   listed $699,900 New 811-char remark

   Show marketing remark (811 chars)

   Located in a highly sought-after area, this beautifully maintained home offers the perfect blend of space, style, and modern updates. Featuring stunning hardwood flooring throughout, the home boasts an open-concept kitchen and living room that is ideal for both everyday living and entertaining. Enjoy gatherings in the formal dining room, while the expansive basement provides endless possibilities for additional living space, recreation, or storage. Recent upgrades include a new roof, updated electrical system, and renovated bathrooms, offering peace of mind for years to come. Step outside to a huge private yard that is perfect for outdoor enjoyment and take advantage of the rare 4-car garage, providing ample space for vehicles, hobbies, or storage. A truly exceptional opportunity in a prime location!

2. 2023-01-04
   soldstatus $570,000 Sold 769-char remark

   Show marketing remark (769 chars)

   STUNNING THREE FAMILY IN HISTORIC DISTRICT OF NORTH ATTLEBORO. Many updates to this 1880 antique three-family gem with 4-bay garage sitting on .48 acres in quiet, leafy area of North Attleboro's historic district. Gas heat, expansive basement with ample storage and coin op washer and dryer (included) . Plenty of parking with upper and lower lots and garages. Total of five bedrooms and four full baths. First floor unit offers expansive hardwoods, fireplace, screened porch and two heat zones. Reliable tenants with excellent payment history. Bonus rooms in partially finished basement with sink and full bath offers opportunity to add additional rental income with proper permitting. OPEN HOUSE THURSDAY, AUGUST 18, 4:00 TO 6:00, SATURDAY, AUGUST 19, 11:00 TO 1:00.

3. 2022-11-15
   status Under Agreement 769-char remark

   Show marketing remark (769 chars)

   STUNNING THREE FAMILY IN HISTORIC DISTRICT OF NORTH ATTLEBORO. Many updates to this 1880 antique three-family gem with 4-bay garage sitting on .48 acres in quiet, leafy area of North Attleboro's historic district. Gas heat, expansive basement with ample storage and coin op washer and dryer (included) . Plenty of parking with upper and lower lots and garages. Total of five bedrooms and four full baths. First floor unit offers expansive hardwoods, fireplace, screened porch and two heat zones. Reliable tenants with excellent payment history. Bonus rooms in partially finished basement with sink and full bath offers opportunity to add additional rental income with proper permitting. OPEN HOUSE THURSDAY, AUGUST 18, 4:00 TO 6:00, SATURDAY, AUGUST 19, 11:00 TO 1:00.

4. 2022-11-14
   status Back On Market 769-char remark

   Show marketing remark (769 chars)

   STUNNING THREE FAMILY IN HISTORIC DISTRICT OF NORTH ATTLEBORO. Many updates to this 1880 antique three-family gem with 4-bay garage sitting on .48 acres in quiet, leafy area of North Attleboro's historic district. Gas heat, expansive basement with ample storage and coin op washer and dryer (included) . Plenty of parking with upper and lower lots and garages. Total of five bedrooms and four full baths. First floor unit offers expansive hardwoods, fireplace, screened porch and two heat zones. Reliable tenants with excellent payment history. Bonus rooms in partially finished basement with sink and full bath offers opportunity to add additional rental income with proper permitting. OPEN HOUSE THURSDAY, AUGUST 18, 4:00 TO 6:00, SATURDAY, AUGUST 19, 11:00 TO 1:00.

5. 2022-10-06
   status Under Agreement 769-char remark

   Show marketing remark (769 chars)

   STUNNING THREE FAMILY IN HISTORIC DISTRICT OF NORTH ATTLEBORO. Many updates to this 1880 antique three-family gem with 4-bay garage sitting on .48 acres in quiet, leafy area of North Attleboro's historic district. Gas heat, expansive basement with ample storage and coin op washer and dryer (included) . Plenty of parking with upper and lower lots and garages. Total of five bedrooms and four full baths. First floor unit offers expansive hardwoods, fireplace, screened porch and two heat zones. Reliable tenants with excellent payment history. Bonus rooms in partially finished basement with sink and full bath offers opportunity to add additional rental income with proper permitting. OPEN HOUSE THURSDAY, AUGUST 18, 4:00 TO 6:00, SATURDAY, AUGUST 19, 11:00 TO 1:00.

6. 2022-09-20
   price $599,999 769-char remark

   Show marketing remark (769 chars)

   STUNNING THREE FAMILY IN HISTORIC DISTRICT OF NORTH ATTLEBORO. Many updates to this 1880 antique three-family gem with 4-bay garage sitting on .48 acres in quiet, leafy area of North Attleboro's historic district. Gas heat, expansive basement with ample storage and coin op washer and dryer (included) . Plenty of parking with upper and lower lots and garages. Total of five bedrooms and four full baths. First floor unit offers expansive hardwoods, fireplace, screened porch and two heat zones. Reliable tenants with excellent payment history. Bonus rooms in partially finished basement with sink and full bath offers opportunity to add additional rental income with proper permitting. OPEN HOUSE THURSDAY, AUGUST 18, 4:00 TO 6:00, SATURDAY, AUGUST 19, 11:00 TO 1:00.

7. 2022-08-24
   status Back On Market 769-char remark

   Show marketing remark (769 chars)

   STUNNING THREE FAMILY IN HISTORIC DISTRICT OF NORTH ATTLEBORO. Many updates to this 1880 antique three-family gem with 4-bay garage sitting on .48 acres in quiet, leafy area of North Attleboro's historic district. Gas heat, expansive basement with ample storage and coin op washer and dryer (included) . Plenty of parking with upper and lower lots and garages. Total of five bedrooms and four full baths. First floor unit offers expansive hardwoods, fireplace, screened porch and two heat zones. Reliable tenants with excellent payment history. Bonus rooms in partially finished basement with sink and full bath offers opportunity to add additional rental income with proper permitting. OPEN HOUSE THURSDAY, AUGUST 18, 4:00 TO 6:00, SATURDAY, AUGUST 19, 11:00 TO 1:00.

8. 2022-08-24
   historical Contingent 769-char remark

   Show marketing remark (769 chars)

   STUNNING THREE FAMILY IN HISTORIC DISTRICT OF NORTH ATTLEBORO. Many updates to this 1880 antique three-family gem with 4-bay garage sitting on .48 acres in quiet, leafy area of North Attleboro's historic district. Gas heat, expansive basement with ample storage and coin op washer and dryer (included) . Plenty of parking with upper and lower lots and garages. Total of five bedrooms and four full baths. First floor unit offers expansive hardwoods, fireplace, screened porch and two heat zones. Reliable tenants with excellent payment history. Bonus rooms in partially finished basement with sink and full bath offers opportunity to add additional rental income with proper permitting. OPEN HOUSE THURSDAY, AUGUST 18, 4:00 TO 6:00, SATURDAY, AUGUST 19, 11:00 TO 1:00.

9. 2022-08-15
   price $649,000 769-char remark

   Show marketing remark (769 chars)

   STUNNING THREE FAMILY IN HISTORIC DISTRICT OF NORTH ATTLEBORO. Many updates to this 1880 antique three-family gem with 4-bay garage sitting on .48 acres in quiet, leafy area of North Attleboro's historic district. Gas heat, expansive basement with ample storage and coin op washer and dryer (included) . Plenty of parking with upper and lower lots and garages. Total of five bedrooms and four full baths. First floor unit offers expansive hardwoods, fireplace, screened porch and two heat zones. Reliable tenants with excellent payment history. Bonus rooms in partially finished basement with sink and full bath offers opportunity to add additional rental income with proper permitting. OPEN HOUSE THURSDAY, AUGUST 18, 4:00 TO 6:00, SATURDAY, AUGUST 19, 11:00 TO 1:00.

10. 2022-08-09
    listed $750,000 New 769-char remark

    Show marketing remark (769 chars)

    STUNNING THREE FAMILY IN HISTORIC DISTRICT OF NORTH ATTLEBORO. Many updates to this 1880 antique three-family gem with 4-bay garage sitting on .48 acres in quiet, leafy area of North Attleboro's historic district. Gas heat, expansive basement with ample storage and coin op washer and dryer (included) . Plenty of parking with upper and lower lots and garages. Total of five bedrooms and four full baths. First floor unit offers expansive hardwoods, fireplace, screened porch and two heat zones. Reliable tenants with excellent payment history. Bonus rooms in partially finished basement with sink and full bath offers opportunity to add additional rental income with proper permitting. OPEN HOUSE THURSDAY, AUGUST 18, 4:00 TO 6:00, SATURDAY, AUGUST 19, 11:00 TO 1:00.

11. 2008-04-11
    soldstatus $288,500
12. 2001-11-23
    soldstatus $285,000
13. 2001-11-21
    soldstatus $285,000
14. 2001-11-12
    historical
15. 2001-09-17
    listed $289,900

ⓘ 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: $6,427 · $536/mo
• Projected year-2 tax: $7,518 · $626/mo
• Expected delta: +$1,091/yr (+$91/mo · 17.0%)

ⓘ 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 · 15 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: $80,172
• − Mortgage interest: −$39,205
• − Property taxes: −$6,427
• − Insurance: −$3,500
• − Repairs & maintenance: −$6,414
• − Management: −$6,414
• − Depreciation: −$20,361
• Taxable loss: −$2,148
• Est. tax savings @ 24.0%: +$516
• After-tax cash flow: $9,881/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

+141.4% since first listed

15 events — show timeline

• 2026-04-09 Listed $699,900 MLS PIN
• 2023-01-04 Sold (MLS) $570,000 MLS PIN
• 2022-11-15 Pending — MLS PIN
• 2022-11-14 Relisted — MLS PIN
• 2022-10-06 Pending — MLS PIN
• 2022-09-20 Price Changed $599,999 MLS PIN
• 2022-08-24 Relisted — MLS PIN
• 2022-08-24 Contingent — MLS PIN
• 2022-08-15 Price Changed $649,000 MLS PIN
• 2022-08-09 Listed $750,000 MLS PIN
• 2008-04-11 Sold (Public Records) $288,500 Public Records
• 2001-11-23 Sold (Public Records) $285,000 Public Records
• 2001-11-21 Sold (MLS) $285,000 MLS PIN
• 2001-11-12 Listing Removed — MLS PIN
• 2001-09-17 Listed $289,900 MLS PIN

Property tax history

+4.5%/yr

Latest (2023): $6,427 · +5.6% YoY. Source: county tax records.