26 South St · Brockton, MA 02301

$849,900

5 bd · 2.0 ba · 3,053 sqft · MultiFamily public records · 89 Days on market

Built 1899 5,872 sqft lot $278/sqft · 9% above area Est $779k · 9% over

---

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 +18.2/30.0
• DSCR +5.7/10.0
• 1% rule +4.3/10.0
• Livability +3.7/5.0
• ARV discount +3.4/15.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• 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

Here is your rare opportunity own and manage a Sober Living house in Brockton thats been operating succesfully for nearly 20 years. This 8-bedroom home has the potential to accommodate up to 16 occupants, making it ideal for group housing or investment purposes. The property features an updated heating system for improved efficiency and comfort. Spacious layout with multiple living areas allows for functional shared living. Includes a garage, providing additional storage or parking options. Conveniently located near local amenities, public transportation, and major routes. Strong income potential with existing use and setup. Property is inspected by the city yearly. Full sprinkler system. Buyers to perform due diligence regarding intended use and occupancy.

Key facts

• Garage
• Major routes
• Near local amenities

Tags

• UPDATED HEATING SYSTEM
• MULTIPLE LIVING AREAS
• GARAGE
• NEAR LOCAL AMENITIES
• PUBLIC TRANSPORTATION
• MAJOR ROUTES

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath multifamily listed at $850k.

Deal economics

• At list price, monthly cash flow is $770 ($9k/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 $790k (7.1% below list).
• Recommended offer: $790k (7.1% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 4.0% in Brockton — 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 74/100 on livability (#90 in MA, #4,625 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: crime F, amenities F, cost of living F.
• Brockton (suburban): math 12% / reading 22% proficiency, ranked #298 of 302 in MA (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Edgar B Davis (math 10% / reading 21%, grade F, #850 of 938 statewide, top 91%, 930 students, 0% FRL); Plouffe Middle School (math 23% / reading 32%, grade F, #219 of 305 statewide, top 72%, 652 students, 0% FRL); Brockton High (math 23% / reading 35%, grade F, #274 of 343 statewide, top 80%, 3,679 students, 0% FRL) — zoned schools average 0% FRL vs 69% district-wide (69 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.0%/yr); 77 active listings in the ZIP; 1,255 units permitted in Plymouth County in 2024 (411 in 5+ unit buildings).
• At $7,898/mo this rent would consume 128% of the median local household income ($74k/yr) (locally 2970% 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 $6k of loan paydown is wiped out by about $25k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($799k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y ago; this cycle's ask has dropped $100k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $260k; list at $850k implies a 227% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1899 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 74% 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 $789,800 (7.1% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1899 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.93% ✗
• Cap rate: 7.38%
• Cash-on-cash: 3.88%
• DSCR: 1.17
• GRM: 9.0

CMA / ARV

• ARV (median comp): $778,873
• List price: $849,900
• Delta: 9.12%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 Clinton St	0.35mi	6/3.0 (+1)	2,642 (-14%)	2mo	$730,000	$276	50
99 Grove St	0.64mi	6/3.0 (+1)	3,188 (+4%)	6mo	$750,000	$235	49
864 Warren Ave	0.40mi	6/2.0 (+1)	2,638 (-14%)	21mo	$700,000	$265	36
29 Hancock St	0.58mi	4/4.0 (-1)	3,459 (+13%)	6mo	$820,000	$237	33

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 · 3.04% rent growth · sell at horizon

5-year hold

• IRR: -10.2%
• Equity multiple: 0.63×
• Total profit: $-88,506
• Equity at exit: $126,723

10-year hold

• IRR: -0.8%
• Equity multiple: 0.94×
• Total profit: $-13,159
• Equity at exit: $73,484

Cash invested: $237,972 (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 02301

• Rents YoY: 3.0%
• Active inventory: 77
• Price-to-rent: 25.9×

Monthly cashflow live

• Estimated rent: $7,898 high
• Mortgage (P&I): −$4,457
• Tax from tax record: −$659 /mo · $7,903/yr
• Insurance: −$354
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,659
• Net cashflow: $770

Break-even live

Break-even rent $6,924

Max offer price $849,900

Occupancy floor 85%

Sensitivity live

Price	-10% $1,251	-5% $1,010	+0% $770	+5% $529	+10% $289
Rent	-10% $146	-5% $458	+0% $770	+5% $1,082	+10% $1,394
Rate	-1.0pp $1,198	-0.5pp $986	base $770	+0.5pp $550	+1.0pp $325

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$5,464
1× unit	2	1	$2,434
Total (3 units)			$7,898

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: $212,475
• Closing costs: $25,497
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-22
   days on market $849,900 Active 89 DOM
2. 2026-06-21
   days on market $849,900 Active 88 DOM
3. 2026-06-18
   days on market $849,900 Active 85 DOM
4. 2026-06-17
   days on market $849,900 Active 84 DOM
5. 2026-06-16
   days on market $849,900 Active 83 DOM
6. 2026-06-15
   days on market $849,900 Active 82 DOM
7. 2026-06-13
   days on market $849,900 Active 80 DOM
8. 2026-06-09
   days on market $849,900 Active 76 DOM
9. 2026-06-08
   days on market $849,900 Active 75 DOM
10. 2026-06-07
    days on market $849,900 Active 74 DOM
11. 2026-06-04
    days on market $849,900 Active 71 DOM
12. 2026-06-03
    days on market $849,900 Active 70 DOM
13. 2026-06-02
    days on market $849,900 Active 69 DOM
14. 2026-06-01
    days on market $849,900 Active 68 DOM
15. 2026-05-31
    days on market $849,900 Active 67 DOM
16. 2026-05-06
    price $874,900 767-char remark

    Show marketing remark (767 chars)

    Here is your rare opportunity own and manage a Sober Living house in Brockton thats been operating succesfully for nearly 20 years. This 8-bedroom home has the potential to accommodate up to 16 occupants, making it ideal for group housing or investment purposes. The property features an updated heating system for improved efficiency and comfort. Spacious layout with multiple living areas allows for functional shared living. Includes a garage, providing additional storage or parking options. Conveniently located near local amenities, public transportation, and major routes. Strong income potential with existing use and setup. Property is inspected by the city yearly. Full sprinkler system. Buyers to perform due diligence regarding intended use and occupancy.

17. 2026-04-06
    price $899,900 767-char remark

    Show marketing remark (767 chars)

    Here is your rare opportunity own and manage a Sober Living house in Brockton thats been operating succesfully for nearly 20 years. This 8-bedroom home has the potential to accommodate up to 16 occupants, making it ideal for group housing or investment purposes. The property features an updated heating system for improved efficiency and comfort. Spacious layout with multiple living areas allows for functional shared living. Includes a garage, providing additional storage or parking options. Conveniently located near local amenities, public transportation, and major routes. Strong income potential with existing use and setup. Property is inspected by the city yearly. Full sprinkler system. Buyers to perform due diligence regarding intended use and occupancy.

18. 2026-03-25
    listed $949,900 New 767-char remark

    Show marketing remark (767 chars)

    Here is your rare opportunity own and manage a Sober Living house in Brockton thats been operating succesfully for nearly 20 years. This 8-bedroom home has the potential to accommodate up to 16 occupants, making it ideal for group housing or investment purposes. The property features an updated heating system for improved efficiency and comfort. Spacious layout with multiple living areas allows for functional shared living. Includes a garage, providing additional storage or parking options. Conveniently located near local amenities, public transportation, and major routes. Strong income potential with existing use and setup. Property is inspected by the city yearly. Full sprinkler system. Buyers to perform due diligence regarding intended use and occupancy.

19. 2006-12-21
    soldstatus $260,000 199-char remark

    Show marketing remark (199 chars)

    Huge Federal Colonial in the historic district.6 bedroom,high ceilings,vintage woodwork, spacious rooms,hardwood floors,garage and more!!Needs work but could be a real grand home !!Handyman Special!!

20. 2006-12-21
    soldstatus $260,000

    Show marketing remark (199 chars)

    Huge Federal Colonial in the historic district.6 bedroom,high ceilings,vintage woodwork, spacious rooms,hardwood floors,garage and more!!Needs work but could be a real grand home !!Handyman Special!!

21. 2006-10-28
    historical 199-char remark

    Show marketing remark (199 chars)

    Huge Federal Colonial in the historic district.6 bedroom,high ceilings,vintage woodwork, spacious rooms,hardwood floors,garage and more!!Needs work but could be a real grand home !!Handyman Special!!

22. 2006-10-24
    listed $279,999 199-char remark

    Show marketing remark (199 chars)

    Huge Federal Colonial in the historic district.6 bedroom,high ceilings,vintage woodwork, spacious rooms,hardwood floors,garage and more!!Needs work but could be a real grand home !!Handyman Special!!

ⓘ 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: $7,903 · $659/mo
• Projected year-2 tax: $9,178 · $765/mo
• Expected delta: +$1,275/yr (+$106/mo · 16.1%)

ⓘ 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 ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% 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: $94,776
• − Mortgage interest: −$47,608
• − Property taxes: −$7,903
• − Insurance: −$4,250
• − Repairs & maintenance: −$7,582
• − Management: −$7,582
• − Depreciation: −$24,724
• Taxable loss: −$4,873
• Est. tax savings @ 24.0%: +$1,169
• After-tax cash flow: $10,406/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: Brockton
• NCES district ID: 2503090
• Math proficiency: 12% ▼ -11.00%
• Reading proficiency: 22% ▼ -6.00%
• Median HH income: $49,822
• Composite: 15.37/100
• National rank: #9323
• State rank: #298 of 302 in MA

Livability — Brockton

• Score: 74/100
• State rank: #90
• US rank: #4625

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brockton, MA
• County: Plymouth County · 358,589 people
• City population: 105,386
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 68,969
• Household income: $74,214
• Rent vs Own: 49.8% rent · 50.2% own
• Severe rent burden: 2970.0

Population outlook (Plymouth County) Hauer SSP2

• Today (2025): 533,105 people
• By 2030: 541,862 · +1.6%
• By 2040: 549,791 · +3.1%
• By 2050: 542,476 · +1.8%
• By 2075: 518,429 · -2.8%
• By 2100: 448,179 · -15.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.78)
• Race & ethnicity: Black 39% White 24% Two or more races 20% Hispanic / Latino 13% Asian 2%
• Hispanic origin (detail): Puerto Rican 5% Dominican 2%
• Common ancestry: Hispanic 13% Russian 2% Lithuanian 2%
• Foreign-born: 34% · Canada, China, Vietnam
• Languages at home: 51% English-only · French/Haitian/Cajun 24% Other Indo-European 11% Spanish 11%

Political lean MEDSL · Plymouth

• 2024 margin: Lean D (+8.8) · D 53.6% · R 44.7% · Other 1.7%
• 2008→2024 swing: +1.3pp toward D · 2008: 7.6pp · 2024: 8.8pp
• All cycles: 2024: D+8.8 2020: D+17.4 2016: D+7.2 2012: D+3.8 2008: D+7.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -403.95%
• Current HPI: 450.9985
• Rent YoY: ▲ 3.04%
• 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

+212.5% since first listed

7 events — show timeline

• 2026-05-06 Price Changed $874,900 MLS PIN
• 2026-04-06 Price Changed $899,900 MLS PIN
• 2026-03-25 Listed $949,900 MLS PIN
• 2006-12-21 Sold (Public Records) $260,000 Public Records
• 2006-12-21 Sold (MLS) $260,000 MLS PIN
• 2006-10-28 Listing Removed — MLS PIN
• 2006-10-24 Listed $279,999 MLS PIN

Property tax history

+6.3%/yr

Latest (2025): $7,903 · +3.9% YoY. Source: county tax records.