118 Maple St · Fall River, MA 02720

$729,000

6 bd · 3.0 ba · 3,516 sqft · MultiFamily public records · 90 Days on market

Built 1900 4,439 sqft lot Est $657k · 11% 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 +15.6/30.0
• DSCR +4.8/10.0
• Rent growth +3.9/5.0
• 1% rule +3.5/10.0
• Livability +3.1/5.0
• ARV discount +2.6/15.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• 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

Life is Good! Make money here and bet on the train. Buy and hold opportunity for a savvy investor. Don't overthink it...Keep it simple, these units are cash flowing and in a prime location. The train station is literally down the street, you can see it in the drone shot. Unit 1: 3BR $1500/mo...Unit 2: 3BR $1100/mo...Unit 3: 2BR $1200. Again, don't overthink it :) keep it simple and make money. Not a fixer upper or a reclamation project...this one is making money on day one! This is not a brand new dream house...it is an older three family that has been strategically updated, managed and rented out for current market rents. Unit 3 was recently vacated. We have a waiting list of tenants available interested in it at that price. OFFER DEADLINE: MONDAY MARCH 15TH AT 12:00 PM. Seller reserves the right to accept any offer before hand.

Key facts

• Ample street parking
• Spacious driveway
• 4,439 sq ft lot

Tags

• COIN-OPERATED LAUNDRY
• AMPLE STREET PARKING
• SPACIOUS DRIVEWAY

Property features AI

Finance

• Other: Property has 3 heating zones; Building area approximately 3,764 (above grade finished area)
• HOA & community: Community offers public transportation access, shopping, parks, walk/jog trails, bike path, highway access, public school access, and T-Station nearby; Not a senior community

Exterior

• Parking: Off-street paved parking; 6 open parking spaces (total 6 spaces)
• Utilities: Public water; Public sewer
• Home design: 3-family property; 3 total stories; Building has multiple units with varying floors/levels
• Construction: Stone and granite foundation; Year built: unknown/mixed
• Exterior features: Shingle roof; City and scenic views; Harbor waterview

Interior

• Kitchen: Range; Dishwasher; Refrigerator
• Bedrooms: Units include multiple bedrooms across three units (see unit levels/floors)
• Bathrooms: 3 full bathrooms
• Heating & cooling: Baseboard heating; Natural gas heating; Space heater
• Interior features: Laundry room; Total of 17 rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.0-bath units multifamily listed at $729k.

Deal economics

• At list price, monthly cash flow is $305 ($4k/yr) — positive. Per door: $102/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $622k (14.7% below list).
• Recommended offer: $622k (14.7% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.5% in Fall River — 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 61/100 on livability (#221 in MA) — a middle-class / working-renter tenant base. Strengths: health & safety A+; Watch: cost of living D+, crime F, commute F.
• Fall River (suburban): math 17% / reading 28% proficiency, ranked #288 of 302 in MA (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Henry Lord Community School (math 14% / reading 21%, grade F, #811 of 938 statewide, top 87%, 815 students, 0% FRL); Morton Middle (math 18% / reading 26%, grade F, #246 of 305 statewide, top 81%, 690 students, 0% FRL); B M C Durfee High (math 19% / reading 34%, grade F, #280 of 343 statewide, top 82%, 2,460 students, 0% FRL) — zoned schools average 0% FRL vs 68% district-wide (68 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+5.8%/yr); 73 active listings in the ZIP; 760 units permitted in Bristol County in 2024 (142 in 5+ unit buildings).
• At $6,221/mo this rent would consume 120% of the median local household income ($62k/yr) (locally 2239% 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 $22k 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 90 days — a 6% lower offer ($685k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 33y 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 $508k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% 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 $622,100 (14.7% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.85% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.79%
• DSCR: 1.08
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $657,492
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
154 Barnaby St	0.29mi	6/3.0	3,177 (-10%)	2mo	$501,000	$158	69
877 High St	0.50mi	6/3.0	3,715 (+6%)	11mo	$649,900	$175	58
612 June St	0.43mi	6/3.0	3,633 (+3%)	20mo	$625,000	$172	58
545 Robeson St	0.71mi	7/3.5 (+1)	3,535 (+0%)	2mo	$710,000	$201	57
356 Linden St	0.50mi	7/3.0 (+1)	3,470 (-1%)	16mo	$650,000	$187	56
52 Underwood St	0.51mi	6/3.5	3,751 (+7%)	12mo	$680,000	$181	53
256 Maple St	0.13mi	7/3.5 (+1)	3,890 (+11%)	20mo	$690,000	$177	53
82 Summerfield St	0.71mi	6/3.0	3,723 (+6%)	8mo	$720,000	$193	50
294 French St	0.45mi	5/4.0 (-1)	3,636 (+3%)	19mo	$774,000	$213	48
101 Cory St	0.74mi	6/3.0	3,321 (-6%)	11mo	$640,000	$193	47
146 Franklin St	0.44mi	6/2.0	3,052 (-13%)	8mo	$650,000	$213	47
702 Robeson St	0.71mi	7/3.5 (+1)	3,250 (-8%)	18mo	$582,450	$179	32

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 · 5.76% rent growth · sell at horizon

5-year hold

• IRR: -10.7%
• Equity multiple: 0.60×
• Total profit: $-81,102
• Equity at exit: $108,696

10-year hold

• IRR: 1.9%
• Equity multiple: 1.15×
• Total profit: $30,818
• Equity at exit: $63,031

Cash invested: $204,120 (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 02720

• Home prices YoY: -15.1%
• Rents YoY: 5.8%
• Active inventory: 73
• Price-to-rent: 29.3×

Monthly cashflow live

• Estimated rent: $6,221 high
• Mortgage (P&I): −$3,823
• Tax from tax record: −$483 /mo · $5,791/yr
• Insurance: −$304
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,306
• Net cashflow: $305

Break-even live

Break-even rent $5,835

Max offer price $729,000

Occupancy floor 90%

Sensitivity live

Price	-10% $718	-5% $512	+0% $305	+5% $99	+10% $-107
Rent	-10% $-186	-5% $60	+0% $305	+5% $551	+10% $797
Rate	-1.0pp $672	-0.5pp $491	base $305	+0.5pp $116	+1.0pp $-76

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1	$6,222
Total (3 units)			$6,221

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: $182,250
• Closing costs: $21,870
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-21
   days on market $729,000 Active 90 DOM
2. 2026-06-18
   days on market $729,000 Active 87 DOM
3. 2026-06-17
   days on market $729,000 Active 86 DOM
4. 2026-06-16
   days on market $729,000 Active 85 DOM
5. 2026-06-15
   days on market $729,000 Active 84 DOM
6. 2026-06-13
   days on market $729,000 Active 82 DOM
7. 2026-06-09
   days on market $729,000 Active 78 DOM
8. 2026-06-08
   days on market $729,000 Active 77 DOM
9. 2026-06-07
   days on market $729,000 Active 76 DOM
10. 2026-06-05
    days on market $729,000 Active 73 DOM
11. 2026-06-03
    days on market $729,000 Active 72 DOM
12. 2026-06-02
    days on market $729,000 Active 71 DOM
13. 2026-06-01
    days on market $729,000 Active 70 DOM
14. 2026-05-31
    statusdays on market $729,000 Active 69 DOM
15. 2026-05-06
    status Under Agreement
16. 2026-04-22
    historical Contingent
17. 2026-03-02
    listed $739,000 New
18. 2021-05-13
    soldstatus $507,500 Sold 850-char remark

    Show marketing remark (850 chars)

    Life is Good! Make money here and bet on the train. Buy and hold opportunity for a savvy investor. Don't overthink it...Keep it simple, these units are cash flowing and in a prime location. The train station is literally down the street, you can see it in the drone shot. Unit 1: 3BR $1500/mo...Unit 2: 3BR $1100/mo...Unit 3: 2BR $1200. Again, don't overthink it :) keep it simple and make money. Not a fixer upper or a reclamation project...this one is making money on day one! This is not a brand new dream house...it is an older three family that has been strategically updated, managed and rented out for current market rents. Unit 3 was recently vacated. We have a waiting list of tenants available interested in it at that price. OFFER DEADLINE: MONDAY MARCH 15TH AT 12:00 PM. Seller reserves the right to accept any offer before hand.

19. 2021-03-16
    status Under Agreement 850-char remark

    Show marketing remark (850 chars)

    Life is Good! Make money here and bet on the train. Buy and hold opportunity for a savvy investor. Don't overthink it...Keep it simple, these units are cash flowing and in a prime location. The train station is literally down the street, you can see it in the drone shot. Unit 1: 3BR $1500/mo...Unit 2: 3BR $1100/mo...Unit 3: 2BR $1200. Again, don't overthink it :) keep it simple and make money. Not a fixer upper or a reclamation project...this one is making money on day one! This is not a brand new dream house...it is an older three family that has been strategically updated, managed and rented out for current market rents. Unit 3 was recently vacated. We have a waiting list of tenants available interested in it at that price. OFFER DEADLINE: MONDAY MARCH 15TH AT 12:00 PM. Seller reserves the right to accept any offer before hand.

20. 2021-03-10
    listed $490,000 New 850-char remark

    Show marketing remark (850 chars)

    Life is Good! Make money here and bet on the train. Buy and hold opportunity for a savvy investor. Don't overthink it...Keep it simple, these units are cash flowing and in a prime location. The train station is literally down the street, you can see it in the drone shot. Unit 1: 3BR $1500/mo...Unit 2: 3BR $1100/mo...Unit 3: 2BR $1200. Again, don't overthink it :) keep it simple and make money. Not a fixer upper or a reclamation project...this one is making money on day one! This is not a brand new dream house...it is an older three family that has been strategically updated, managed and rented out for current market rents. Unit 3 was recently vacated. We have a waiting list of tenants available interested in it at that price. OFFER DEADLINE: MONDAY MARCH 15TH AT 12:00 PM. Seller reserves the right to accept any offer before hand.

21. 2016-04-30
    soldstatus $186,000 Sold 154-char remark

    Show marketing remark (154 chars)

    Gret three family all redone in the last 7 years.....water views, Live in one unit and live vertualy rent free! Can be sold as a package with MLS #7197023

22. 2016-03-28
    status Under Agreement 154-char remark

    Show marketing remark (154 chars)

    Gret three family all redone in the last 7 years.....water views, Live in one unit and live vertualy rent free! Can be sold as a package with MLS #7197023

23. 2016-03-11
    price $189,900 154-char remark

    Show marketing remark (154 chars)

    Gret three family all redone in the last 7 years.....water views, Live in one unit and live vertualy rent free! Can be sold as a package with MLS #7197023

24. 2016-03-10
    listed $169,900 New 154-char remark

    Show marketing remark (154 chars)

    Gret three family all redone in the last 7 years.....water views, Live in one unit and live vertualy rent free! Can be sold as a package with MLS #7197023

25. 2006-11-16
    soldstatus $210,000
26. 2006-10-20
    soldstatus $181,283
27. 1999-01-06
    soldstatus $131,300
28. 1999-01-05
    soldstatus $131,300
29. 1998-01-04
    listed $129,900
30. 1997-10-29
    soldstatus $32,000
31. 1997-10-29
    soldstatus $50,000
32. 1993-09-01
    soldstatus $120,000
33. 1993-08-31
    soldstatus $120,000
34. 1993-04-16
    soldstatus $86,370
35. 1993-01-26
    listed $155,000

ⓘ 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: $5,791 · $483/mo
• Projected year-2 tax: $7,379 · $615/mo
• Expected delta: +$1,588/yr (+$132/mo · 27.4%)

ⓘ 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 8/10 Severe 80% 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: $74,652
• − Mortgage interest: −$40,835
• − Property taxes: −$5,791
• − Insurance: −$3,645
• − Repairs & maintenance: −$5,972
• − Management: −$5,972
• − Depreciation: −$21,207
• Taxable loss: −$8,771
• Est. tax savings @ 24.0%: +$2,105
• After-tax cash flow: $5,769/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: Fall River
• NCES district ID: 2504830
• Math proficiency: 17% ▼ -15.00%
• Reading proficiency: 28% ▼ -6.00%
• Median HH income: $35,773
• Composite: 18.59/100
• National rank: #8905
• State rank: #288 of 302 in MA

Livability — Fall River

• Score: 61/100
• State rank: #221
• US rank: #18220

Category grades

Amenities B- Commute F Cost of living D+ Crime F Employment D- Housing B- Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fall River, MA
• County: Bristol County · 342,083 people
• City population: 93,033
• Metro: Providence-Warwick, RI-MA
• Population (ZIP): 30,940
• Household income: $62,196
• Rent vs Own: 62.5% rent · 37.5% own
• Severe rent burden: 2239.0

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 11% Two or more races 8% Black 6% Asian 3%
• Hispanic origin (detail): Puerto Rican 5% Dominican 1%
• Common ancestry: Russian 37% Lithuanian 7% Romanian 2%
• Foreign-born: 21% · Canada, China, Jamaica
• Languages at home: 66% English-only · Other Indo-European 21% Spanish 8% French/Haitian/Cajun 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: ▼ -63.98%
• Current HPI: 360.4882
• Rent YoY: ▲ 5.76%
• 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

+376.8% since first listed

21 events — show timeline

• 2026-05-06 Pending — MLS PIN
• 2026-04-22 Contingent — MLS PIN
• 2026-03-02 Listed $739,000 MLS PIN
• 2021-05-13 Sold (MLS) $507,500 MLS PIN
• 2021-03-16 Pending — MLS PIN
• 2021-03-10 Listed $490,000 MLS PIN
• 2016-04-30 Sold (MLS) $186,000 MLS PIN
• 2016-03-28 Pending — MLS PIN
• 2016-03-11 Price Changed $189,900 MLS PIN
• 2016-03-10 Listed $169,900 MLS PIN
• 2006-11-16 Sold (Public Records) $210,000 Public Records
• 2006-10-20 Sold (Public Records) $181,283 Public Records
• 1999-01-06 Sold (MLS) $131,300 MLS PIN
• 1999-01-05 Sold (Public Records) $131,300 Public Records
• 1998-01-04 Listed $129,900 MLS PIN
• 1997-10-29 Sold (Public Records) $50,000 Public Records
• 1997-10-29 Sold (Public Records) $32,000 Public Records
• 1993-09-01 Sold (MLS) $120,000 MLS PIN
• 1993-08-31 Sold (Public Records) $120,000 Public Records
• 1993-04-16 Sold (Public Records) $86,370 Public Records
• 1993-01-26 Listed $155,000 MLS PIN

Property tax history

+7.0%/yr

Latest (2023): $5,791 · +31.4% YoY. Source: county tax records.