1852 S Main St · Fall River, MA 02724

$799,999

12 bd · 6.0 ba · 5,700 sqft · MultiFamily public records · 150 Days on market

Built 1887 5,998 sqft lot $140/sqft · at area comps Est $775k · at est.

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +6.1/15.0
• Livability +3.1/5.0
• 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 (5+ Unit). Listing-text estimate: 6 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

PRICE REDUCTION! - Cash flowing 6-family in the South End of Fall River. All tenants, besides one, are tenants at will at below market rents. Property has coin-op laundry and back yard. All six units have lead certificates. Newer hip roof with transferrable warranty. Units are all in good condition with more recent water heaters and a new heating system in unit 1N. Brand new Fall River Fire Dept. compliant alarm system to be installed prior to sale! Now offered as an individual sale. Can be purchased with 1846 South Main St., but not mandatory! Add this to your portfolio and schedule a showing today! *Note that Broker is Seller. *No buyer rider(s)

Key facts

• Back yard
• Newer hip roof
• New heating system

Tags

• BACK YARD
• NEW HEATING SYSTEM
• NEWER HIP ROOF

What this means for you Summary

Snapshot

• This is a 6 × 2-bed/1.0-bath units multifamily listed at $800k.

Deal economics

• At list price, monthly cash flow is $3k ($41k/yr) — positive. Per door: $572/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $800k).
• Recommended offer: $704k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.4% vs local median 3.5% in Fall River — 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 61/100 on livability (#221 in MA) — a middle-class / working-renter tenant base. Strengths: health & safety A+; Watch: cost of living D+, crime F, commute F.
• Fall River (suburban): math 17% / reading 28% proficiency, ranked #288 of 302 in MA (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Henry Lord Community School (math 14% / reading 21%, grade F, #811 of 938 statewide, top 87%, 815 students, 0% FRL); Matthew J Kuss Middle (math 25% / reading 33%, grade F, #210 of 305 statewide, top 70%, 682 students, 0% FRL); B M C Durfee High (math 19% / reading 34%, grade F, #280 of 343 statewide, top 82%, 2,460 students, 0% FRL) — zoned schools average 0% FRL vs 68% district-wide (68 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 29 active listings in the ZIP; 760 units permitted in Bristol County in 2024 (142 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $24k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $224k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($704k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 26y 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 $255k; list at $800k implies a 214% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1887 — 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 $703,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 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 1887 — 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. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.34% ✓
• Cap rate: 11.44%
• Cash-on-cash: 18.37%
• DSCR: 1.82
• GRM: 6.2

CMA / ARV

• ARV (median comp): $775,084
• List price: $799,999
• Delta: 3.21%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1632-1636 South Main St	0.20mi	11/5.0 (-1)	5,984 (+5%)	8mo	$820,000	$137	67
771 Globe St	0.46mi	12/6.0	4,932 (-14%)	1mo	$825,000	$167	55
1273-1279 S Main St	0.54mi	12/7.0	6,273 (+10%)	1mo	$1,225,000	$195	54

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: 10.0%
• Equity multiple: 1.40×
• Total profit: $88,685
• Equity at exit: $119,282

10-year hold

• IRR: 19.1%
• Equity multiple: 2.60×
• Total profit: $357,994
• Equity at exit: $69,169

Cash invested: $224,000 (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 02724

• Home prices YoY: -19.3%
• Active inventory: 29
• Price-to-rent: 37.2×

Monthly cashflow live

• Estimated rent: $10,744 high
• Mortgage (P&I): −$4,195
• Tax from tax record: −$529 /mo · $6,352/yr
• Insurance: −$333
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,256
• Net cashflow: $3,430

Break-even live

Break-even rent $6,402

Max offer price $799,999

Occupancy floor 63%

Sensitivity live

Price	-10% $3,883	-5% $3,656	+0% $3,430	+5% $3,203	+10% $2,977
Rent	-10% $2,581	-5% $3,005	+0% $3,430	+5% $3,854	+10% $4,279
Rate	-1.0pp $3,833	-0.5pp $3,633	base $3,430	+0.5pp $3,223	+1.0pp $3,012

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

Units	Beds	Baths	Est. rent
▸ 6× units	2	1	$10,746
Total (6 units)			$10,744

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: $200,000
• Closing costs: $24,000
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-09
   days on market $799,999 Active 150 DOM
2. 2026-06-08
   days on market $799,999 Active 149 DOM
3. 2026-06-07
   days on market $799,999 Active 148 DOM
4. 2026-06-05
   days on market $799,999 Active 145 DOM
5. 2026-06-03
   days on market $799,999 Active 144 DOM
6. 2026-06-02
   days on market $799,999 Active 143 DOM
7. 2026-06-01
   statusdays on market $799,999 Active 142 DOM
8. 2026-05-31
   days on market $799,999 Price Changed 141 DOM
9. 2026-05-07
   price $819,999 655-char remark

   Show marketing remark (655 chars)

   PRICE REDUCTION! - Cash flowing 6-family in the South End of Fall River. All tenants, besides one, are tenants at will at below market rents. Property has coin-op laundry and back yard. All six units have lead certificates. Newer hip roof with transferrable warranty. Units are all in good condition with more recent water heaters and a new heating system in unit 1N. Brand new Fall River Fire Dept. compliant alarm system to be installed prior to sale! Now offered as an individual sale. Can be purchased with 1846 South Main St., but not mandatory! Add this to your portfolio and schedule a showing today! *Note that Broker is Seller. *No buyer rider(s)

10. 2026-04-20
    price $829,999 655-char remark

    Show marketing remark (655 chars)

    PRICE REDUCTION! - Cash flowing 6-family in the South End of Fall River. All tenants, besides one, are tenants at will at below market rents. Property has coin-op laundry and back yard. All six units have lead certificates. Newer hip roof with transferrable warranty. Units are all in good condition with more recent water heaters and a new heating system in unit 1N. Brand new Fall River Fire Dept. compliant alarm system to be installed prior to sale! Now offered as an individual sale. Can be purchased with 1846 South Main St., but not mandatory! Add this to your portfolio and schedule a showing today! *Note that Broker is Seller. *No buyer rider(s)

11. 2026-04-13
    price $839,999 655-char remark

    Show marketing remark (655 chars)

    PRICE REDUCTION! - Cash flowing 6-family in the South End of Fall River. All tenants, besides one, are tenants at will at below market rents. Property has coin-op laundry and back yard. All six units have lead certificates. Newer hip roof with transferrable warranty. Units are all in good condition with more recent water heaters and a new heating system in unit 1N. Brand new Fall River Fire Dept. compliant alarm system to be installed prior to sale! Now offered as an individual sale. Can be purchased with 1846 South Main St., but not mandatory! Add this to your portfolio and schedule a showing today! *Note that Broker is Seller. *No buyer rider(s)

12. 2026-03-05
    price $849,999 655-char remark

    Show marketing remark (655 chars)

    PRICE REDUCTION! - Cash flowing 6-family in the South End of Fall River. All tenants, besides one, are tenants at will at below market rents. Property has coin-op laundry and back yard. All six units have lead certificates. Newer hip roof with transferrable warranty. Units are all in good condition with more recent water heaters and a new heating system in unit 1N. Brand new Fall River Fire Dept. compliant alarm system to be installed prior to sale! Now offered as an individual sale. Can be purchased with 1846 South Main St., but not mandatory! Add this to your portfolio and schedule a showing today! *Note that Broker is Seller. *No buyer rider(s)

13. 2026-01-10
    listed $829,000 New 655-char remark

    Show marketing remark (655 chars)

    PRICE REDUCTION! - Cash flowing 6-family in the South End of Fall River. All tenants, besides one, are tenants at will at below market rents. Property has coin-op laundry and back yard. All six units have lead certificates. Newer hip roof with transferrable warranty. Units are all in good condition with more recent water heaters and a new heating system in unit 1N. Brand new Fall River Fire Dept. compliant alarm system to be installed prior to sale! Now offered as an individual sale. Can be purchased with 1846 South Main St., but not mandatory! Add this to your portfolio and schedule a showing today! *Note that Broker is Seller. *No buyer rider(s)

14. 2017-01-31
    soldstatus $255,000 Sold 338-char remark

    Show marketing remark (338 chars)

    Nice 6 Family, in nice South end location. All 2 bedrooms units. , fully rented with deleaded certificates. Separate utilities, vinyl sided, upgraded fire escapes Great first investment or add to your portfolio. Priced to sell and start with a positive cash flow day one. Rents are: 1S-$750; 1N-$750; 2S-$850; 2N-$750; 3S-$850; 3N-$800

15. 2016-12-03
    status Under Agreement 338-char remark

    Show marketing remark (338 chars)

    Nice 6 Family, in nice South end location. All 2 bedrooms units. , fully rented with deleaded certificates. Separate utilities, vinyl sided, upgraded fire escapes Great first investment or add to your portfolio. Priced to sell and start with a positive cash flow day one. Rents are: 1S-$750; 1N-$750; 2S-$850; 2N-$750; 3S-$850; 3N-$800

16. 2016-08-26
    price $255,000 338-char remark

    Show marketing remark (338 chars)

    Nice 6 Family, in nice South end location. All 2 bedrooms units. , fully rented with deleaded certificates. Separate utilities, vinyl sided, upgraded fire escapes Great first investment or add to your portfolio. Priced to sell and start with a positive cash flow day one. Rents are: 1S-$750; 1N-$750; 2S-$850; 2N-$750; 3S-$850; 3N-$800

17. 2016-07-27
    listed $259,900 New 338-char remark

    Show marketing remark (338 chars)

    Nice 6 Family, in nice South end location. All 2 bedrooms units. , fully rented with deleaded certificates. Separate utilities, vinyl sided, upgraded fire escapes Great first investment or add to your portfolio. Priced to sell and start with a positive cash flow day one. Rents are: 1S-$750; 1N-$750; 2S-$850; 2N-$750; 3S-$850; 3N-$800

18. 2005-03-08
    soldstatus $377,000
19. 2005-03-07
    soldstatus $377,000
20. 2004-11-03
    historical
21. 2004-08-16
    listed $379,900
22. 2004-04-14
    soldstatus $348,000
23. 2004-04-14
    soldstatus $348,000
24. 2004-02-24
    historical
25. 2003-04-08
    listed $359,900
26. 2000-10-18
    soldstatus $160,000
27. 2000-10-17
    soldstatus $160,000
28. 2000-06-16
    listed $160,000

ⓘ 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: $6,352 · $529/mo
• Projected year-2 tax: $8,096 · $675/mo
• Expected delta: +$1,744/yr (+$145/mo · 27.5%)

ⓘ 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 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: $128,928
• − Mortgage interest: −$44,812
• − Property taxes: −$6,352
• − Insurance: −$4,000
• − Repairs & maintenance: −$10,314
• − Management: −$10,314
• − Depreciation: −$23,273
• Taxable income: $29,862
• Est. tax owed @ 24.0%: −$7,167
• After-tax cash flow: $33,991/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: Fall River
• NCES district ID: 2504830
• Math proficiency: 17% ▼ -15.00%
• Reading proficiency: 28% ▼ -6.00%
• Median HH income: $35,773
• Composite: 18.59/100
• National rank: #8905
• State rank: #288 of 302 in MA

Livability — Fall River

• Score: 61/100
• State rank: #221
• US rank: #18220

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fall River, MA
• County: Bristol County · 342,083 people
• City population: 93,033
• Metro: Providence-Warwick, RI-MA
• Population (ZIP): 18,505
• Household income: $55,590
• Rent vs Own: 66.6% rent · 33.4% own
• Severe rent burden: 1445.0

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: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 16% Two or more races 10% Black 8% Asian 2%
• Hispanic origin (detail): Puerto Rican 11%
• Common ancestry: Russian 31% Lithuanian 12% Estonian 3%
• Foreign-born: 21% · Canada, China
• Languages at home: 60% English-only · Other Indo-European 24% Spanish 13% French/Haitian/Cajun 2%

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: ▼ -80.40%
• Current HPI: 335.9466
• 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

+412.5% since first listed

20 events — show timeline

• 2026-05-07 Price Changed $819,999 MLS PIN
• 2026-04-20 Price Changed $829,999 MLS PIN
• 2026-04-13 Price Changed $839,999 MLS PIN
• 2026-03-05 Price Changed $849,999 MLS PIN
• 2026-01-10 Listed $829,000 MLS PIN
• 2017-01-31 Sold (MLS) $255,000 MLS PIN
• 2016-12-03 Pending — MLS PIN
• 2016-08-26 Price Changed $255,000 MLS PIN
• 2016-07-27 Listed $259,900 MLS PIN
• 2005-03-08 Sold (Public Records) $377,000 Public Records
• 2005-03-07 Sold (MLS) $377,000 MLS PIN
• 2004-11-03 Listing Removed — MLS PIN
• 2004-08-16 Listed $379,900 MLS PIN
• 2004-04-14 Sold (Public Records) $348,000 Public Records
• 2004-04-14 Sold (MLS) $348,000 MLS PIN
• 2004-02-24 Listing Removed — MLS PIN
• 2003-04-08 Listed $359,900 MLS PIN
• 2000-10-18 Sold (MLS) $160,000 MLS PIN
• 2000-10-17 Sold (Public Records) $160,000 Public Records
• 2000-06-16 Listed $160,000 MLS PIN

Property tax history

+6.2%/yr

Latest (2023): $6,352 · +14.9% YoY. Source: county tax records.