336 Davis St · New Bedford, MA 02746

$459,000

4 bd · 2.5 ba · 1,676 sqft · MultiFamily public records · 15 Days on market

Built 1901 2,513 sqft lot Est $494k · 7% under

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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 +22.9/30.0
• ARV discount +10.7/15.0
• DSCR +7.3/10.0
• 1% rule +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

UPDATED legal 2 family or possible in-law setup. Newer roof, cedar impression vinyl siding, replacement windows, new heater in apartment. Off street parking, separate utilities, open floor plan, and lots of storage. The main house features 3 bedrooms, and the apartment is a cozy one bedroom with separate entrance. Come take a look!

Key facts

• Formal dining room
• Oversized closets
• Large granite island

Tags

• UPDATED TWO-LEVEL COTTAGE
• LARGE GRANITE ISLAND
• BEAUTIFUL PORCELAIN TILES
• FORMAL DINING ROOM
• OVERSIZED CLOSETS
• FULL BASEMENT

Property features AI

Finance

• Other: Property address: 336 Davis St, New Bedford, MA; Listing status: Active
• HOA & community: Access to public transportation, shopping, medical facilities, highway, and public schools; Not a senior community

Exterior

• Parking: Off-street paved parking; 2 open parking spaces
• Utilities: Public water; Public sewer; Solar power system installed in 2021 (approx. 4.68 kW size, ~5,600 annual production, monthly lease ~ $73)
• Home design: 2-family side-by-side configuration; 4 total stories; Multi-level units
• Construction: Frame construction; Granite foundation; Shingle roof; Built (year per public records)
• Exterior features: Fenced / enclosed yard; Corner lot; Enclosed porch/patio; Public road frontage

Interior

• Kitchen: Range; Dishwasher; Disposal; Trash compactor; Refrigerator; Upgraded countertops
• Bedrooms: Two units with multiple levels (unit layouts include 2 levels each)
• Flooring: Tile; Carpet; Stone / slate; Stone/ceramic tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Interior features: Storage; Upgraded countertops; Living room; Dining room; Kitchen; Open living/dining layout; Total of 8 rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath multifamily listed at $459k.

Deal economics

• At list price, monthly cash flow is $804 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $459k).
• Recommended offer: $452k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 3.7% in New Bedford — 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 67/100 on livability (#155 in MA) — a middle-class / working-renter tenant base. Strengths: health & safety A+, housing B+; Watch: cost of living C-, schools D, employment D.
• New Bedford (suburban): math 17% / reading 28% proficiency, ranked #287 of 302 in MA (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 10 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 760 units permitted in Bristol County in 2024 (142 in 5+ unit buildings).
• At $4,598/mo this rent would consume 132% of the median local household income ($42k/yr) (locally 2314% 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 $3k of loan paydown is wiped out by about $14k 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 15 days — a 2% lower offer ($452k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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 $125k; list at $459k implies a 267% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1901 — 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 $452,115 (1.5% below list)

Questions for the listing agent

1. Built in 1901 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.00% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.51%
• DSCR: 1.33
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $494,420
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
178 Brook St	0.03mi	4/2.0	1,680 (+0%)	13mo	$495,000	$295	85
10 Erics Way	0.34mi	4/2.0	1,788 (+7%)	4mo	$459,000	$257	67
361 Davis St	0.05mi	4/2.0	1,911 (+14%)	12mo	$525,000	$275	62
120 Belleville Rd	0.49mi	5/2.0 (+1)	1,562 (-7%)	10mo	$552,000	$353	50
222 N Front St	0.64mi	4/2.0	1,710 (+2%)	21mo	$365,000	$213	48
93 Belleville Rd	0.55mi	4/2.0	1,435 (-14%)	11mo	$511,000	$356	40
1045 County St	0.54mi	5/2.0 (+1)	1,435 (-14%)	17mo	$438,000	$305	30

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: -4.9%
• Equity multiple: 0.82×
• Total profit: $-23,315
• Equity at exit: $68,438

10-year hold

• IRR: 4.8%
• Equity multiple: 1.35×
• Total profit: $45,056
• Equity at exit: $39,686

Cash invested: $128,520 (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 02746

• Home prices YoY: -4.6%
• Active inventory: 10
• Price-to-rent: 20.3×

Monthly cashflow live

• Estimated rent: $4,598 high
• Mortgage (P&I): −$2,407
• Tax from tax record: −$230 /mo · $2,762/yr
• Insurance: −$191
• HOA: −$0
• Vacancy / Maint / Mgmt: −$966
• Net cashflow: $804

Break-even live

Break-even rent $3,580

Max offer price $459,000

Occupancy floor 78%

Sensitivity live

Price	-10% $1,064	-5% $934	+0% $804	+5% $674	+10% $544
Rent	-10% $441	-5% $622	+0% $804	+5% $986	+10% $1,167
Rate	-1.0pp $1,035	-0.5pp $921	base $804	+0.5pp $685	+1.0pp $564

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

Units	Beds	Baths	Est. rent
1× unit	3	1	$1,884
▸ 2× units	1	1	$2,714
Total (3 units)			$4,598

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: $114,750
• Closing costs: $13,770
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
288 Earle St Unit 2 New Bedford, MA	3.0	1.0	1118	$1,625	$1.45	17d	1	0.11mi
150 Deane St New Bedford, MA	4.0	1.0	1429	$3,000	$2.10	4d	1	0.23mi
150-152 Deane St Unit 1 New Bedford, MA	4.0	1.0	1429	$3,000	$2.10	17d	1	0.23mi
210 Whitman St Unit 2 New Bedford, MA	3.0	1.0	1215	$1,700	$1.40	24d	1	0.31mi
155 Whitman St Unit 2 New Bedford, MA	3.0	1.0	1112	$1,750	$1.57	20d	1	0.41mi
539-541 N Front St Unit 2 New Bedford, MA	4.0	1.0	1400	$2,250	$1.61	44d	1	0.42mi
45 Mitchell St Unit 1 New Bedford, MA	3.0	1.0	1100	$1,750	$1.59	12d	1	0.63mi
45 Mitchell St Unit 1 New Bedford, MA	3.0	1.0	1100	$1,700	$1.55	19d	1	0.63mi
109 Reynolds St New Bedford, MA	3.0	1.0	1600	$1,700	$1.06	44d	1	0.63mi
101 Princeton St Apt 2 New Bedford, MA	3.0	1.0	1600	$1,800	$1.12	44d	1	0.71mi
940 County St Unit 3 New Bedford, MA	3.0	1.0	1367	$2,100	$1.54	44d	1	0.72mi
48 Irvington St Unit 1 New Bedford, MA	3.0	1.0	1300	$2,250	$1.73	17d	1	0.77mi
75 Wamsutta St New Bedford, MA	1.0–3.0	1.0–2.0	1550	$2,795	$1.80	0d	7	0.91mi
247 Dawson St Unit 1 New Bedford, MA	3.0	1.0	1100	$1,900	$1.73	24d	1	1.29mi
475 Cottage St New Bedford, MA	3.0	1.0	1400	$1,875	$1.34	44d	1	1.36mi

Listing history 11 events

1. 2026-06-18
   days on market $459,000 Active 15 DOM
2. 2026-06-17
   days on market $459,000 Active 14 DOM
3. 2026-06-16
   days on market $459,000 Active 13 DOM
4. 2026-06-15
   days on market $459,000 Active 12 DOM
5. 2026-06-13
   days on market $459,000 Active 10 DOM
6. 2026-06-09
   days on market $459,000 Active 6 DOM
7. 2026-06-08
   days on market $459,000 Active 5 DOM
8. 2026-06-08
   status $459,000 Active 4 DOM
9. 2026-06-07
   days on market $459,000 New 4 DOM
10. 2026-06-05
    remarks 699-char remark
11. 2026-06-05
    listed $459,000 New 1 DOM

ⓘ 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: $2,762 · $230/mo
• Projected year-2 tax: $4,204 · $350/mo
• Expected delta: +$1,442/yr (+$120/mo · 52.2%)

ⓘ 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 ≥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: $55,176
• − Mortgage interest: −$25,711
• − Property taxes: −$2,762
• − Insurance: −$2,295
• − Repairs & maintenance: −$4,414
• − Management: −$4,414
• − Depreciation: −$13,353
• Taxable income: $2,227
• Est. tax owed @ 24.0%: −$534
• After-tax cash flow: $9,113/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: New Bedford
• NCES district ID: 2508430
• Math proficiency: 17% ▼ -14.00%
• Reading proficiency: 28% ▼ -6.00%
• Median HH income: $37,901
• Composite: 18.79/100
• National rank: #8869
• State rank: #287 of 302 in MA

Livability — New Bedford

• Score: 67/100
• State rank: #155
• US rank: #10150

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Bedford, MA
• County: Bristol County · 342,083 people
• City population: 76,528
• Metro: Providence-Warwick, RI-MA
• Population (ZIP): 17,531
• Household income: $41,917
• Rent vs Own: 82.7% rent · 17.3% own
• Severe rent burden: 2314.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 41% Hispanic / Latino 39% Two or more races 22% Black 6% Native American 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 14% Dominican 5%
• Common ancestry: Russian 22% Lithuanian 3% Hispanic 2%
• Foreign-born: 31% · Canada, Jamaica
• Languages at home: 47% English-only · Spanish 29% Other Indo-European 18% French/Haitian/Cajun 4%

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: ▼ -20.92%
• Current HPI: 432.5425
• Rent YoY: —
• 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

+253.3% since first listed

4 events — show timeline

• 2026-06-03 Listed $459,000 MLS PIN
• 2015-01-26 Sold (MLS) $125,000 MLS PIN
• 2014-11-20 Contingent — MLS PIN
• 2014-08-05 Listed $129,900 MLS PIN

Property tax history

+2.5%/yr

Latest (2023): $2,762 · +8.4% YoY. Source: county tax records.