10 John St · Attleboro, MA 02730

$739,000

6 bd · 3.0 ba · 4,146 sqft · MultiFamily public records · 132 Days on market

Built 1910 5,000 sqft lot Est $945k · 22% 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 +19.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• Appreciation +5.0/10.0
• 1% rule +4.6/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Giant updated 3 family in convenient location. Long-term tenants, rents significantly below-market. Utilities separately metered. Newer heating systems. Wraparound porch, off-street parking, detached garage, fenced yard. By appointment only--see special showing instructions.

Key facts

• Wrap around porch
• Off street parking
• Fenced yard

Tags

• WRAP AROUND PORCH
• OFF STREET PARKING
• DETACHED GARAGE
• FENCED YARD

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.0-bath units multifamily listed at $739k.

Deal economics

• At list price, monthly cash flow is $837 ($10k/yr) — positive. Per door: $279/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 $711k (3.8% below list).
• Recommended offer: $650k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 3.0% in Attleboro — 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 (#165 in MA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: amenities F, cost of living F, health & safety F.
• Attleboro (suburban): math 34% / reading 46% proficiency, ranked #194 of 302 in MA (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 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 $27k of equity ($5k loan paydown + $22k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $207k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($650k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 26y ago; this cycle's ask has dropped $60k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 70% 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 $650,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% 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 1910 — 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. 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.
8. 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.
9. 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: 0.96% ✗
• Cap rate: 7.65%
• Cash-on-cash: 4.86%
• DSCR: 1.22
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $945,288
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
392 North Main	0.29mi	6/4.0	3,853 (-7%)	6mo	$725,000	$188	66
9 Hayward St	0.20mi	5/4.0 (-1)	3,764 (-9%)	22mo	$860,000	$228	48

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: 12.0%
• Equity multiple: 1.69×
• Total profit: $142,258
• Equity at exit: $332,286

10-year hold

• IRR: 14.1%
• Equity multiple: 3.09×
• Total profit: $431,674
• Equity at exit: $512,093

Cash invested: $206,920 (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 02730

• Active inventory: 1
• Price-to-rent: 26.0×

Monthly cashflow live

• Estimated rent: $7,111 high
• Mortgage (P&I): −$3,875
• Tax from tax record: −$597 /mo · $7,165/yr
• Insurance: −$308
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,493
• Net cashflow: $837

Break-even live

Break-even rent $6,051

Max offer price $739,000

Occupancy floor 83%

Sensitivity live

Price	-10% $1,256	-5% $1,046	+0% $837	+5% $628	+10% $419
Rent	-10% $276	-5% $556	+0% $837	+5% $1,118	+10% $1,399
Rate	-1.0pp $1,209	-0.5pp $1,025	base $837	+0.5pp $646	+1.0pp $451

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1	$7,110
Total (3 units)			$7,111

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: $184,750
• Closing costs: $22,170
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2025-08-08
   status Pending
2. 2025-07-29
   soldstatus $753,500 Sold 275-char remark

   Show marketing remark (275 chars)

   Giant updated 3 family in convenient location. Long-term tenants, rents significantly below-market. Utilities separately metered. Newer heating systems. Wraparound porch, off-street parking, detached garage, fenced yard. By appointment only--see special showing instructions.

3. 2025-05-20
   status Under Agreement 275-char remark

   Show marketing remark (275 chars)

   Giant updated 3 family in convenient location. Long-term tenants, rents significantly below-market. Utilities separately metered. Newer heating systems. Wraparound porch, off-street parking, detached garage, fenced yard. By appointment only--see special showing instructions.

4. 2025-05-07
   status Back On Market 275-char remark

   Show marketing remark (275 chars)

   Giant updated 3 family in convenient location. Long-term tenants, rents significantly below-market. Utilities separately metered. Newer heating systems. Wraparound porch, off-street parking, detached garage, fenced yard. By appointment only--see special showing instructions.

5. 2025-05-07
   status Active

   Show marketing remark (275 chars)

   Giant updated 3 family in convenient location. Long-term tenants, rents significantly below-market. Utilities separately metered. Newer heating systems. Wraparound porch, off-street parking, detached garage, fenced yard. By appointment only--see special showing instructions.

6. 2025-05-01
   status Back On Market 275-char remark

   Show marketing remark (275 chars)

   Giant updated 3 family in convenient location. Long-term tenants, rents significantly below-market. Utilities separately metered. Newer heating systems. Wraparound porch, off-street parking, detached garage, fenced yard. By appointment only--see special showing instructions.

7. 2025-05-01
   historical 275-char remark

   Show marketing remark (275 chars)

   Giant updated 3 family in convenient location. Long-term tenants, rents significantly below-market. Utilities separately metered. Newer heating systems. Wraparound porch, off-street parking, detached garage, fenced yard. By appointment only--see special showing instructions.

8. 2025-04-27
   status Under Agreement 275-char remark

   Show marketing remark (275 chars)

   Giant updated 3 family in convenient location. Long-term tenants, rents significantly below-market. Utilities separately metered. Newer heating systems. Wraparound porch, off-street parking, detached garage, fenced yard. By appointment only--see special showing instructions.

9. 2025-04-26
   status Pending
10. 2025-04-05
    price $739,000 275-char remark

    Show marketing remark (275 chars)

    Giant updated 3 family in convenient location. Long-term tenants, rents significantly below-market. Utilities separately metered. Newer heating systems. Wraparound porch, off-street parking, detached garage, fenced yard. By appointment only--see special showing instructions.

11. 2025-04-05
    price $739,000

    Show marketing remark (275 chars)

    Giant updated 3 family in convenient location. Long-term tenants, rents significantly below-market. Utilities separately metered. Newer heating systems. Wraparound porch, off-street parking, detached garage, fenced yard. By appointment only--see special showing instructions.

12. 2025-03-18
    listed $799,000 Active
13. 2025-03-10
    listed $799,000 New 275-char remark

    Show marketing remark (275 chars)

    Giant updated 3 family in convenient location. Long-term tenants, rents significantly below-market. Utilities separately metered. Newer heating systems. Wraparound porch, off-street parking, detached garage, fenced yard. By appointment only--see special showing instructions.

14. 2013-04-02
    soldstatus $295,000 Sold 488-char remark

    Show marketing remark (488 chars)

    **** NEW JUST ABOUT EVERYTHING **** Either the investor or occupied owner will love the ease of this 3-family home -- MOVE-IN READY. New roof, 50 yr shingle, new gutters, 3 rebuilt wood decks, new windows, new kitchens with SS appliances, new tiled bathrooms, recently painted exterior, newer heating. Oversized decks, off street parking, coin-op laundry in basement and one car detached garage. Fully rented TAW with $3450/monthly income. Appears to be FHA compliant, good cash flow.

15. 2013-02-20
    historical Under Agreement 488-char remark

    Show marketing remark (488 chars)

    **** NEW JUST ABOUT EVERYTHING **** Either the investor or occupied owner will love the ease of this 3-family home -- MOVE-IN READY. New roof, 50 yr shingle, new gutters, 3 rebuilt wood decks, new windows, new kitchens with SS appliances, new tiled bathrooms, recently painted exterior, newer heating. Oversized decks, off street parking, coin-op laundry in basement and one car detached garage. Fully rented TAW with $3450/monthly income. Appears to be FHA compliant, good cash flow.

16. 2013-02-04
    listed $299,900 New 488-char remark

    Show marketing remark (488 chars)

    **** NEW JUST ABOUT EVERYTHING **** Either the investor or occupied owner will love the ease of this 3-family home -- MOVE-IN READY. New roof, 50 yr shingle, new gutters, 3 rebuilt wood decks, new windows, new kitchens with SS appliances, new tiled bathrooms, recently painted exterior, newer heating. Oversized decks, off street parking, coin-op laundry in basement and one car detached garage. Fully rented TAW with $3450/monthly income. Appears to be FHA compliant, good cash flow.

17. 2011-07-29
    soldstatus $75,100 Sold
18. 2011-07-04
    historical Active (Accepted Offer to Purchase)
19. 2011-06-23
    listed $69,500 New
20. 2001-07-14
    soldstatus $147,000
21. 2000-07-17
    soldstatus $147,000
22. 2000-04-27
    historical
23. 2000-01-19
    listed $150,000
24. 1999-08-06
    soldstatus $115,000

ⓘ 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: $7,165 · $597/mo
• Projected year-2 tax: $8,127 · $677/mo
• Expected delta: +$962/yr (+$80/mo · 13.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $85,332
• − Mortgage interest: −$41,395
• − Property taxes: −$7,165
• − Insurance: −$3,695
• − Repairs & maintenance: −$6,827
• − Management: −$6,827
• − Depreciation: −$21,498
• Taxable loss: −$2,075
• Est. tax savings @ 24.0%: +$498
• After-tax cash flow: $10,545/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: Attleboro
• NCES district ID: 2502190
• Math proficiency: 34% ▼ -16.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $66,516
• Composite: 36.03/100
• National rank: #4778
• State rank: #194 of 302 in MA

Livability — Attleboro

• Score: 67/100
• State rank: #165
• US rank: #11046

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Attleboro, MA

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+555.2% since first listed

24 events — show timeline

• 2025-08-08 Pending — RIS
• 2025-07-29 Sold (MLS) $753,500 MLS PIN
• 2025-05-20 Pending — MLS PIN
• 2025-05-07 Relisted — MLS PIN
• 2025-05-07 Relisted — RIS
• 2025-05-01 Relisted — MLS PIN
• 2025-05-01 Listing Removed — MLS PIN
• 2025-04-27 Pending — MLS PIN
• 2025-04-26 Pending — RIS
• 2025-04-05 Price Changed $739,000 MLS PIN
• 2025-04-05 Price Changed $739,000 RIS
• 2025-03-18 Listed $799,000 RIS
• 2025-03-10 Listed $799,000 MLS PIN
• 2013-04-02 Sold (MLS) $295,000 MLS PIN
• 2013-02-20 Contingent — MLS PIN
• 2013-02-04 Listed $299,900 MLS PIN
• 2011-07-29 Sold (MLS) $75,100 MLS PIN
• 2011-07-04 Contingent — MLS PIN
• 2011-06-23 Listed $69,500 MLS PIN
• 2001-07-14 Sold (MLS) $147,000 MLS PIN
• 2000-07-17 Sold (Public Records) $147,000 Public Records
• 2000-04-27 Listing Removed — MLS PIN
• 2000-01-19 Listed $150,000 MLS PIN
• 1999-08-06 Sold (Public Records) $115,000 Public Records

Property tax history

+5.2%/yr

Latest (2023): $7,165 · +10.7% YoY. Source: county tax records.