56 Third St · Stoughton, MA 02072

$519,900

3 bd · 1.5 ba · 1,415 sqft · SingleFamily public records · 34 Days on market

Built 1947 0.99 ac lot $367/sqft · 17% above area Est $710k · 27% under

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Why this score? — see what drove the F 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).

• ARV discount +15.0/15.0
• Cash flow +6.3/30.0
• Rent growth +3.6/5.0
• Schools +3.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.0/10.0
• DSCR +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

CONTRACTORS! BUILDERS! LOTS of POTENTIAL!! CHARMING CAPE on dead end SIDE ST is looking for new owners! Previous owners lived here nearly 60 Yrs!! An OPPORTUNITY WAITING for your UPDATING and RENOVATIONS! This end of 3rd St is off Route 27 (Park St) with nearby Conservation Areas! This QUAINT HOME offers a SUNLIT FRONT PORCH to enjoy your MORNING COFFEE, while the living area CENTERS around the STAIRWAY leading to the 2nd floor bedrooms and full bath! A CUTE BREAKFAST NOOK is off the kitchen with a nearby half bath. The DINING ROOM is ample for family meals! A small area off the dining room can function as a small office or storage. Laundry is conveniently located between the kitchen and attached garage! A second front room/den could also be used as a 3rd bedroom! UPDATED FEATURES include the BRAND NEW Burnham STEAM tankless BURNER, circuit breaker electrical system and 8 year old roof! Perc Tests/Engineering are in progress for NEW SEPTIC System to be installed by the Seller.

Key facts

• Versatile layout
• Add a greenhouse
• Space to grow food

Tags

• RARE ACRE LOT
• VERSATILE LAYOUT
• HOME OFFICE
• STANDOUT FEATURE LAND
• SPACE TO GROW FOOD
• ADD A GREENHOUSE

Property features AI

Finance

• Financial info: Annual tax information not included per instructions
• HOA & community: Not a senior community

Exterior

• Parking: Open paved driveway parking; Five parking spaces
• Utilities: Public water; Private sewer
• Home design: Single family residence; Approximately 2,262 total building area; About 1,962 above-grade finished area and 300 below-grade finished area; Entry facing information not provided
• Construction: Concrete perimeter and stone foundation; Year built listed as unknown/mixed (source: public records)
• Exterior features: Additional land available

Interior

• Kitchen: Kitchen located on the first floor
• Bedrooms: Master bedroom on the second floor; Second bedroom on the second floor; Third bedroom on the first floor
• Bathrooms: Four full bathrooms; One bathroom on the second floor; Two bathrooms on the first floor
• Heating & cooling: Baseboard heating; Oil heating; Window air conditioning units
• Interior features: Bathroom; Bonus room; Home office with separate entry; Total of 10 rooms
• Laundry & utility: Laundry on the first floor

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $520k.

Deal economics

• At list price, monthly cash flow is $-934 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $355k (31.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $311k (40.1% below list).
• Recommended offer: $311k (40.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Stoughton (suburban): math 31% / reading 44% proficiency, ranked #208 of 302 in MA (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.5%/yr); 35 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 958 units permitted in Norfolk County in 2024 (305 in 5+ unit buildings).
• This rent runs 36% of the median local income ($105k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k of value loss. Plan a longer hold.
• Norfolk County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($504k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 $265k; list at $520k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 67% 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 $311,442 (40.1% 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 34 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
3. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.60% ✗
• Cap rate: 4.14%
• Cash-on-cash: -7.70%
• DSCR: 0.66
• GRM: 13.9

CMA / ARV

• ARV (median comp): $710,300
• List price: $519,900
• Delta: -26.81%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31 7th St	0.24mi	3/2.0	1,566 (+11%)	12mo	$605,000	$386	59
58 Boylston St	0.62mi	3/2.0	1,428 (+1%)	10mo	$600,100	$420	59
230 2nd St	0.34mi	4/2.0 (+1)	1,548 (+9%)	10mo	$611,000	$395	53
586 Turnpike St	0.51mi	3/1.5	1,532 (+8%)	14mo	$650,000	$424	51
218 3rd St	0.31mi	4/2.0 (+1)	1,536 (+9%)	17mo	$580,000	$378	50
68 Boylston St	0.62mi	3/1.5	1,368 (-3%)	19mo	$560,000	$409	50
23 Brickel Rd	0.72mi	4/1.0 (+1)	1,442 (+2%)	8mo	$515,000	$357	49
38 Brickel Rd	0.74mi	3/1.0	1,512 (+7%)	5mo	$575,000	$380	48
18 Britton St	0.73mi	3/1.0	1,552 (+10%)	8mo	$535,000	$345	42
42 Brewster Rd #42	0.61mi	2/2.0 (-1)	1,240 (-12%)	4mo	$549,000	$443	41
111 Birch St	0.60mi	3/1.5	1,585 (+12%)	19mo	$520,000	$328	36
32 Shirley Rd	0.66mi	4/2.0 (+1)	1,331 (-6%)	20mo	$610,000	$458	35

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 · 4.55% rent growth · sell at horizon

5-year hold

• IRR: -28.2%
• Equity multiple: 0.05×
• Total profit: $-138,901
• Equity at exit: $77,519

10-year hold

• IRR: -22.6%
• Equity multiple: -0.22×
• Total profit: $-176,999
• Equity at exit: $44,951

Cash invested: $145,572 (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 02072

• Rents YoY: 4.5%
• Active inventory: 35
• Price-to-rent: 13.9×

Monthly cashflow live

• Estimated rent: $3,114 high
• Mortgage (P&I): −$2,726
• Tax from tax record: −$452 /mo · $5,421/yr
• Insurance: −$217
• HOA: −$0
• Vacancy / Maint / Mgmt: −$654
• Net cashflow: $-934

Break-even live

Break-even rent $4,297

Max offer price $354,835

Occupancy floor —

Sensitivity live

Price	-10% $-640	-5% $-787	+0% $-934	+5% $-1,082	+10% $-1,229
Rent	-10% $-1,180	-5% $-1,057	+0% $-934	+5% $-811	+10% $-688
Rate	-1.0pp $-673	-0.5pp $-802	base $-934	+0.5pp $-1,069	+1.0pp $-1,206

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: $129,975
• Closing costs: $15,597
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
276 Sumner St Unit 2 Stoughton, MA	3.0	2.0	1230	$4,995	$4.06	0d	1	0.63mi
261 Park St Unit 2 Stoughton, MA	2.0	1.0	900	$2,350	$2.61	5d	1	0.73mi
980 Washington St Unit 2 Stoughton, MA	2.0	1.0	1600	$2,500	$1.56	44d	1	1.08mi
288 Pleasant St Unit 7 Stoughton, MA	2.0	1.0	1000	$2,250	$2.25	21d	1	1.14mi
29 Freeman St Apt 6 Stoughton, MA	2.0	1.0	1000	$2,800	$2.80	44d	1	1.21mi
105 Porter St Stoughton, MA	2.0	2.0	1000	$3,100	$3.10	0d	1	1.23mi
760 Washington St Unit 204 Stoughton, MA	2.0	1.0	1059	$2,700	$2.55	25d	1	1.25mi
10 Porter St Unit H Stoughton, MA	2.0	2.0	1282	$2,700	$2.11	44d	1	1.34mi
50 Oak Street Ext Brockton, MA	1.0–2.0	1.0–2.0	851	$2,300	$2.70	0d	3	1.38mi
70 Oak St Ext Apt 3D Brockton, MA	2.0	2.0	1200	$2,700	$2.25	15d	1	1.43mi

Listing history 18 events

1. 2026-06-18
   days on market $519,900 Active 34 DOM
2. 2026-06-17
   days on market $519,900 Active 33 DOM
3. 2026-06-16
   days on market $519,900 Active 32 DOM
4. 2026-06-15
   days on market $519,900 Active 31 DOM
5. 2026-06-13
   statusdays on market $519,900 Active 29 DOM
6. 2026-06-10
   pricestatus $519,900 Price Changed 25 DOM
7. 2026-06-09
   days on market $539,900 Active 25 DOM
8. 2026-06-08
   days on market $539,900 Active 24 DOM
9. 2026-06-07
   days on market $539,900 Active 23 DOM
10. 2026-06-04
    days on market $539,900 Active 20 DOM
11. 2026-06-03
    days on market $539,900 Active 19 DOM
12. 2026-06-02
    days on market $539,900 Active 18 DOM
13. 2026-06-01
    days on market $539,900 Active 17 DOM
14. 2026-05-31
    days on market $539,900 Active 16 DOM
15. 2026-05-15
    listed $539,900 New 848-char remark
16. 2019-01-31
    soldstatus $265,000 Sold 991-char remark

    Show marketing remark (991 chars)

    CONTRACTORS! BUILDERS! LOTS of POTENTIAL!! CHARMING CAPE on dead end SIDE ST is looking for new owners! Previous owners lived here nearly 60 Yrs!! An OPPORTUNITY WAITING for your UPDATING and RENOVATIONS! This end of 3rd St is off Route 27 (Park St) with nearby Conservation Areas! This QUAINT HOME offers a SUNLIT FRONT PORCH to enjoy your MORNING COFFEE, while the living area CENTERS around the STAIRWAY leading to the 2nd floor bedrooms and full bath! A CUTE BREAKFAST NOOK is off the kitchen with a nearby half bath. The DINING ROOM is ample for family meals! A small area off the dining room can function as a small office or storage. Laundry is conveniently located between the kitchen and attached garage! A second front room/den could also be used as a 3rd bedroom! UPDATED FEATURES include the BRAND NEW Burnham STEAM tankless BURNER, circuit breaker electrical system and 8 year old roof! Perc Tests/Engineering are in progress for NEW SEPTIC System to be installed by the Seller.

17. 2018-12-27
    status Contingent 991-char remark

    Show marketing remark (991 chars)

    CONTRACTORS! BUILDERS! LOTS of POTENTIAL!! CHARMING CAPE on dead end SIDE ST is looking for new owners! Previous owners lived here nearly 60 Yrs!! An OPPORTUNITY WAITING for your UPDATING and RENOVATIONS! This end of 3rd St is off Route 27 (Park St) with nearby Conservation Areas! This QUAINT HOME offers a SUNLIT FRONT PORCH to enjoy your MORNING COFFEE, while the living area CENTERS around the STAIRWAY leading to the 2nd floor bedrooms and full bath! A CUTE BREAKFAST NOOK is off the kitchen with a nearby half bath. The DINING ROOM is ample for family meals! A small area off the dining room can function as a small office or storage. Laundry is conveniently located between the kitchen and attached garage! A second front room/den could also be used as a 3rd bedroom! UPDATED FEATURES include the BRAND NEW Burnham STEAM tankless BURNER, circuit breaker electrical system and 8 year old roof! Perc Tests/Engineering are in progress for NEW SEPTIC System to be installed by the Seller.

18. 2018-10-23
    listed $279,000 New 991-char remark

    Show marketing remark (991 chars)

    CONTRACTORS! BUILDERS! LOTS of POTENTIAL!! CHARMING CAPE on dead end SIDE ST is looking for new owners! Previous owners lived here nearly 60 Yrs!! An OPPORTUNITY WAITING for your UPDATING and RENOVATIONS! This end of 3rd St is off Route 27 (Park St) with nearby Conservation Areas! This QUAINT HOME offers a SUNLIT FRONT PORCH to enjoy your MORNING COFFEE, while the living area CENTERS around the STAIRWAY leading to the 2nd floor bedrooms and full bath! A CUTE BREAKFAST NOOK is off the kitchen with a nearby half bath. The DINING ROOM is ample for family meals! A small area off the dining room can function as a small office or storage. Laundry is conveniently located between the kitchen and attached garage! A second front room/den could also be used as a 3rd bedroom! UPDATED FEATURES include the BRAND NEW Burnham STEAM tankless BURNER, circuit breaker electrical system and 8 year old roof! Perc Tests/Engineering are in progress for NEW SEPTIC System to be installed by the Seller.

ⓘ 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: $5,421 · $452/mo
• Projected year-2 tax: $5,908 · $492/mo
• Expected delta: +$487/yr (+$41/mo · 9.0%)

ⓘ 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 67% 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: $37,373
• − Mortgage interest: −$29,122
• − Property taxes: −$5,421
• − Insurance: −$2,600
• − Repairs & maintenance: −$2,990
• − Management: −$2,990
• − Depreciation: −$15,124
• Taxable loss: −$20,874
• Est. tax savings @ 24.0%: +$5,010
• After-tax cash flow: $-6,203/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: Stoughton
• NCES district ID: 2511250
• Math proficiency: 31% ▼ -17.00%
• Reading proficiency: 44% ▼ -9.00%
• Median HH income: $72,246
• Composite: 34.5/100
• National rank: #5180
• State rank: #208 of 302 in MA

Livability — Stoughton

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

Census & demographics

• County: Norfolk County · 644,082 people
• City population: 29,225
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 29,225
• Household income: $104,794
• Rent vs Own: 25.9% rent · 74.1% own
• Severe rent burden: 1249.0

Population outlook (Norfolk County) Hauer SSP2

• Today (2025): 737,259 people
• By 2030: 755,213 · +2.4%
• By 2040: 786,961 · +6.7%
• By 2050: 813,019 · +10.3%
• By 2075: 861,214 · +16.8%
• By 2100: 845,063 · +14.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 60% Black 18% Two or more races 9% Asian 6% Hispanic / Latino 5%
• Common ancestry: Russian 7% Estonian 4% Scotch-Irish 3%
• Foreign-born: 25% · Canada, Vietnam, China
• Languages at home: 69% English-only · Other Indo-European 11% French/Haitian/Cajun 6% Spanish 3%

Political lean MEDSL · Norfolk

• 2024 margin: Strong D (+28.8) · D 63.3% · R 34.6% · Other 2.1%
• 2008→2024 swing: +10.2pp toward D · 2008: 18.5pp · 2024: 28.8pp
• All cycles: 2024: D+28.8 2020: D+36.3 2016: D+27.9 2012: D+16.1 2008: D+18.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -461.85%
• Current HPI: 294.458
• Rent YoY: ▲ 4.55%
• 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

+86.3% since first listed

5 events — show timeline

• 2026-06-09 Price Changed $519,900 MLS PIN
• 2026-05-15 Listed $539,900 MLS PIN
• 2019-01-31 Sold (MLS) $265,000 MLS PIN
• 2018-12-27 Pending — MLS PIN
• 2018-10-23 Listed $279,000 MLS PIN

Property tax history

+3.4%/yr

Latest (2023): $5,421 · +3.7% YoY. Source: county tax records.