34 Jouvette St · New Bedford, MA 02744

$399,900

6 bd · 2.5 ba · 2,083 sqft · MultiFamily public records · 12 Days on market

Built 1896 3,202 sqft lot $192/sqft · 15% below area Est $461k · 13% 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 +14.0/30.0
• ARV discount +13.5/15.0
• Appreciation +8.3/10.0
• DSCR +4.3/10.0
• Livability +3.4/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

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

Priced for a quick sale. Exterior and interior need work. 203K loan, conventional or cash sale only.

Key facts

• Off street parking
• Private yard
• Large kitchen

Tags

• MULTI-FAMILY PROPERTY
• PRIVATE YARD
• LARGE KITCHEN
• OFF STREET PARKING

Property features AI

Finance

• Other: Active listing
• HOA & community: Not a senior community

Exterior

• Parking: Paved driveway; 2 open parking spaces
• Utilities: Public water; Public sewer
• Home design: Multi-family property; 2 stories; Two-level building with units on single floors
• Construction: Built (year per public records)
• Exterior features: Approximately 1 to 2 miles to the beach

Interior

• Bathrooms: 2 full bathrooms; 1 half bathroom
• Interior features: Total of 11 rooms; Full basement

What this means for you Summary

Snapshot

• This is a 6-bed/2.5-bath multifamily listed at $400k.

Deal economics

• At list price, monthly cash flow is $54 ($646/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 $328k (17.9% below list).
• Recommended offer: $328k (17.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: 22 active listings in the ZIP; 760 units permitted in Bristol County in 2024 (142 in 5+ unit buildings).

Forward outlook

• In year one you build about $29k of equity ($3k loan paydown + $27k appreciation (6.7% local appreciation)).
• Bristol County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.7% appreciation + 3.0% rent growth), your $112k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y 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 $65k; list at $400k implies a 515% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1896 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% 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 $328,500 (17.9% below list)

Questions for the listing agent

1. Built in 1896 — 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: 0.82% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.58%
• DSCR: 1.03
• GRM: 10.1

CMA / ARV

• ARV (median comp): $461,062
• List price: $399,900
• Delta: -2.40%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35 Jouvette St	0.02mi	6/2.0	2,200 (+6%)	10mo	$508,000	$231	80
92 Rockland St	0.40mi	5/3.0 (-1)	2,039 (-2%)	2mo	$440,000	$216	69
160 Purchase St	0.39mi	6/3.0	2,159 (+4%)	6mo	$525,000	$243	69
10 Mulberry St	0.57mi	6/2.0	2,104 (+1%)	6mo	$465,000	$221	64
42 Division St	0.16mi	6/3.0	1,817 (-13%)	7mo	$417,000	$229	64
93 Sidney St	0.58mi	6/2.0	2,084 (0%)	9mo	$575,000	$276	63
178 Thompson St	0.55mi	5/2.5 (-1)	2,149 (+3%)	6mo	$495,000	$230	59
1 Sylvia Ct	0.31mi	6/3.0	2,360 (+13%)	7mo	$530,000	$225	56
152 Washington St	0.59mi	5/3.0 (-1)	2,208 (+6%)	5mo	$605,000	$274	51
46 Larch St	0.48mi	5/3.0 (-1)	2,338 (+12%)	6mo	$555,900	$238	45
39 Bay St	0.75mi	5/2.0 (-1)	2,190 (+5%)	8mo	$505,000	$231	43
81 Willard St	0.72mi	6/2.0	2,356 (+13%)	12mo	$562,000	$239	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.66% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.4%
• Equity multiple: 2.20×
• Total profit: $134,578
• Equity at exit: $268,177

10-year hold

• IRR: 16.9%
• Equity multiple: 4.48×
• Total profit: $389,466
• Equity at exit: $501,516

Cash invested: $111,972 (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 02744

• Home prices YoY: 1.6%
• Active inventory: 22
• Price-to-rent: 20.3×

Monthly cashflow live

• Estimated rent: $3,285 high
• Mortgage (P&I): −$2,097
• Tax from tax record: −$278 /mo · $3,331/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$690
• Net cashflow: $54

Break-even live

Break-even rent $3,217

Max offer price $399,900

Occupancy floor 93%

Sensitivity live

Price	-10% $280	-5% $167	+0% $54	+5% $-59	+10% $-173
Rent	-10% $-206	-5% $-76	+0% $54	+5% $184	+10% $313
Rate	-1.0pp $255	-0.5pp $156	base $54	+0.5pp $-50	+1.0pp $-155

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,284
Total (2 units)			$3,285

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $399,900 Active 12 DOM
2. 2026-06-17
   days on market $399,900 Active 11 DOM
3. 2026-06-16
   days on market $399,900 Active 10 DOM
4. 2026-06-15
   days on market $399,900 Active 9 DOM
5. 2026-06-13
   statusdays on market $399,900 Active 7 DOM
6. 2026-06-09
   days on market $399,900 New 3 DOM
7. 2026-06-08
   days on market $399,900 New 2 DOM
8. 2026-06-07
   pricestatusdays on marketlisting id $399,900 New 1 DOM
9. 2026-05-31
   days on market $450,000 Active 199 DOM
10. 2026-05-13
    price $450,000 472-char remark
11. 2026-01-29
    price $474,900 472-char remark
12. 2025-11-13
    listed $489,000 New 472-char remark
13. 2015-05-29
    soldstatus $65,000 Sold 102-char remark

    Show marketing remark (102 chars)

    Priced for a quick sale. Exterior and interior need work. 203K loan, conventional or cash sale only.

14. 2015-04-30
    status Under Agreement 102-char remark

    Show marketing remark (102 chars)

    Priced for a quick sale. Exterior and interior need work. 203K loan, conventional or cash sale only.

15. 2015-04-27
    listed $75,000 New 102-char remark

    Show marketing remark (102 chars)

    Priced for a quick sale. Exterior and interior need work. 203K loan, conventional or cash sale only.

ⓘ 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: $3,331 · $278/mo
• Projected year-2 tax: $4,125 · $344/mo
• Expected delta: +$794/yr (+$66/mo · 23.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X · 12% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥94°F today · 16 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: $39,420
• − Mortgage interest: −$22,401
• − Property taxes: −$3,331
• − Insurance: −$2,000
• − Repairs & maintenance: −$3,154
• − Management: −$3,154
• − Depreciation: −$11,633
• Taxable loss: −$6,252
• Est. tax savings @ 24.0%: +$1,500
• After-tax cash flow: $2,146/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): 12,716
• Household income: $58,675
• Rent vs Own: 65.6% rent · 34.4% own
• Severe rent burden: 811.0

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 0.61)
• Race & ethnicity: White 57% Hispanic / Latino 27% Two or more races 20% Black 4%
• Hispanic origin (detail): Puerto Rican 17% Dominican 2%
• Common ancestry: Russian 34% Lithuanian 5% Romanian 3%
• Foreign-born: 24% · Canada
• Languages at home: 57% English-only · Other Indo-European 22% Spanish 17% French/Haitian/Cajun 3%

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: ▲ 6.66%
• Current HPI: 417.5735
• 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

+433.2% since first listed

4 events — show timeline

• 2026-06-06 Listed $399,900 MLS PIN
• 2015-05-29 Sold (MLS) $65,000 MLS PIN
• 2015-04-30 Pending — MLS PIN
• 2015-04-27 Listed $75,000 MLS PIN

Property tax history

+2.9%/yr

Latest (2023): $3,331 · +13.6% YoY. Source: county tax records.