334 Fountain St · Fall River, MA 02721

$480,000

6 bd · 2.0 ba · 2,132 sqft · MultiFamily public records · 130 Days on market

Built 1900 3,280 sqft lot $225/sqft · 9% below area Est $528k · 9% under

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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 +13.2/30.0
• ARV discount +11.6/15.0
• DSCR +4.0/10.0
• Livability +3.1/5.0
• 1% rule +3.0/10.0
• Rent growth +2.7/5.0
• 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 (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

This spacious two-unit multi-family offers 2,132 sq ft, 6 bedrooms, and 2 full bathrooms total—perfect for owner-occupying one unit while renting the other for strong cash flow. Both units are fully vacant, giving you immediate flexibility to customize or lease at current market rates.? Enjoy the rare bonus of off-street parking for up to 4 cars, a huge plus for tenants or multi-generational living. Located just minutes from major highways, you get easy access to amenities and quick commutes:? Boston, MA ˜ 53 minutes?, Providence, RI ˜ 20 minutes, Newport, RI ˜ 29 minutes?. This turnkey property combines comfortable living with solid investment upside.

Key facts

• Multi-family
• Off-street parking
• 3,280 sq ft lot

Tags

• OFF-STREET PARKING
• MULTI-FAMILY
• EASY ACCESS TO AMENITIES

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath multifamily listed at $480k.

Deal economics

• At list price, monthly cash flow is $-7 ($-86/yr) — negative.
• To cash-flow at today's rent, offer at most $479k (0.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $384k (19.9% below list).
• Recommended offer: $384k (19.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.6% 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+, schools D, crime 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.
• Market conditions: Rents flat; 52 active listings in the ZIP; 760 units permitted in Bristol County in 2024 (142 in 5+ unit buildings).
• At $3,844/mo this rent would consume 87% of the median local household income ($53k/yr) (locally 1586% 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 $3k of loan paydown is wiped out by about $14k 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.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($422k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 27y 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 $402k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $384,400 (19.9% 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 130 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
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: 0.80% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.06%
• DSCR: 1.00
• GRM: 10.4

CMA / ARV

• ARV (median comp): $528,347
• List price: $480,000
• Delta: -9.15%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
315 Washington	0.23mi	7/3.0 (+1)	2,257 (+6%)	10mo	$655,000	$290	62
143 Fountain St	0.18mi	5/2.0 (-1)	1,839 (-14%)	7mo	$350,000	$190	58
10-12 Beach St	0.22mi	6/3.0	2,288 (+7%)	19mo	$575,000	$251	58
254 Division St	0.20mi	6/2.0	2,423 (+14%)	15mo	$520,000	$215	55
654 Third	0.43mi	6/3.0	2,409 (+13%)	1mo	$510,000	$212	54
44 Tecumseh St	0.55mi	6/2.0	2,030 (-5%)	21mo	$465,000	$229	49
22 Danforth St	0.73mi	7/3.0 (+1)	2,441 (+14%)	20mo	$575,000	$236	16

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 · 0.98% rent growth · sell at horizon

5-year hold

• IRR: -18.5%
• Equity multiple: 0.36×
• Total profit: $-86,006
• Equity at exit: $71,570

10-year hold

• IRR: -15.2%
• Equity multiple: 0.21×
• Total profit: $-106,104
• Equity at exit: $41,502

Cash invested: $134,400 (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 02721

• Home prices YoY: -19.0%
• Rents YoY: 1.0%
• Active inventory: 52
• Price-to-rent: 20.8×

Monthly cashflow live

• Estimated rent: $3,844 high
• Mortgage (P&I): −$2,517
• Tax from tax record: −$327 /mo · $3,921/yr
• Insurance: −$200
• HOA: −$0
• Vacancy / Maint / Mgmt: −$807
• Net cashflow: $-7

Break-even live

Break-even rent $3,853

Max offer price $478,735

Occupancy floor 95%

Sensitivity live

Price	-10% $265	-5% $129	+0% $-7	+5% $-143	+10% $-279
Rent	-10% $-311	-5% $-159	+0% $-7	+5% $145	+10% $297
Rate	-1.0pp $235	-0.5pp $115	base $-7	+0.5pp $-132	+1.0pp $-258

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,844
Total (2 units)			$3,844

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: $120,000
• Closing costs: $14,400
• Reserves months: —
• Total cash needed: —

Listing history 38 events

1. 2026-06-18
   days on market $480,000 Active 130 DOM
2. 2026-06-17
   days on market $480,000 Active 129 DOM
3. 2026-06-16
   days on market $480,000 Active 128 DOM
4. 2026-06-15
   days on market $480,000 Active 127 DOM
5. 2026-06-13
   days on market $480,000 Active 125 DOM
6. 2026-06-09
   days on market $480,000 Active 121 DOM
7. 2026-06-08
   statusdays on market $480,000 Active 120 DOM
8. 2026-06-07
   days on market $480,000 Price Changed 119 DOM
9. 2026-06-05
   pricestatusdays on market $480,000 Price Changed 116 DOM
10. 2026-06-03
    days on market $499,000 Active 115 DOM
11. 2026-06-02
    days on market $499,000 Active 114 DOM
12. 2026-06-01
    days on market $499,000 Active 113 DOM
13. 2026-05-31
    days on market $499,000 Active 112 DOM
14. 2026-05-14
    status Back On Market 684-char remark

    Show marketing remark (684 chars)

    This spacious two-unit multi-family offers 2,132 sq ft, 6 bedrooms, and 2 full bathrooms total—perfect for owner-occupying one unit while renting the other for strong cash flow. Both units are fully vacant, giving you immediate flexibility to customize or lease at current market rates.? Enjoy the rare bonus of off-street parking for up to 4 cars, a huge plus for tenants or multi-generational living. Located just minutes from major highways, you get easy access to amenities and quick commutes:? Boston, MA ˜ 53 minutes?, Providence, RI ˜ 20 minutes, Newport, RI ˜ 29 minutes?. This turnkey property combines comfortable living with solid investment upside.

15. 2026-04-24
    status Under Agreement 684-char remark

    Show marketing remark (684 chars)

    This spacious two-unit multi-family offers 2,132 sq ft, 6 bedrooms, and 2 full bathrooms total—perfect for owner-occupying one unit while renting the other for strong cash flow. Both units are fully vacant, giving you immediate flexibility to customize or lease at current market rates.? Enjoy the rare bonus of off-street parking for up to 4 cars, a huge plus for tenants or multi-generational living. Located just minutes from major highways, you get easy access to amenities and quick commutes:? Boston, MA ˜ 53 minutes?, Providence, RI ˜ 20 minutes, Newport, RI ˜ 29 minutes?. This turnkey property combines comfortable living with solid investment upside.

16. 2026-01-20
    listed $499,000 New 684-char remark

    Show marketing remark (684 chars)

    This spacious two-unit multi-family offers 2,132 sq ft, 6 bedrooms, and 2 full bathrooms total—perfect for owner-occupying one unit while renting the other for strong cash flow. Both units are fully vacant, giving you immediate flexibility to customize or lease at current market rates.? Enjoy the rare bonus of off-street parking for up to 4 cars, a huge plus for tenants or multi-generational living. Located just minutes from major highways, you get easy access to amenities and quick commutes:? Boston, MA ˜ 53 minutes?, Providence, RI ˜ 20 minutes, Newport, RI ˜ 29 minutes?. This turnkey property combines comfortable living with solid investment upside.

17. 2023-02-27
    soldstatus $402,000 Sold 723-char remark

    Show marketing remark (723 chars)

    Back on the Market Due to buyer Financing. Looking for a property that has the potential of being not only your living space but also your investment. This mutli-family two-unit home comes equipped with a combined total of 6 bedrooms, 2 bathrooms and 2132 sqft of living space. Don't forget the off-street parking that can fit up to 4 cars. The top floor unit is currently being occupied by long standing tenants that are the ideal clients of any owner. The main unit is currently occupied by the owner of the property. Located a short distance from the highway allowing easy access to a myriad of amenities. Average Distances from major cities include Boston, MA 53 minutes Providence, RI 20 minutes Newport, RI 29 Minutes

18. 2023-01-18
    status Under Agreement 723-char remark

    Show marketing remark (723 chars)

    Back on the Market Due to buyer Financing. Looking for a property that has the potential of being not only your living space but also your investment. This mutli-family two-unit home comes equipped with a combined total of 6 bedrooms, 2 bathrooms and 2132 sqft of living space. Don't forget the off-street parking that can fit up to 4 cars. The top floor unit is currently being occupied by long standing tenants that are the ideal clients of any owner. The main unit is currently occupied by the owner of the property. Located a short distance from the highway allowing easy access to a myriad of amenities. Average Distances from major cities include Boston, MA 53 minutes Providence, RI 20 minutes Newport, RI 29 Minutes

19. 2023-01-06
    status Back On Market 723-char remark

    Show marketing remark (723 chars)

    Back on the Market Due to buyer Financing. Looking for a property that has the potential of being not only your living space but also your investment. This mutli-family two-unit home comes equipped with a combined total of 6 bedrooms, 2 bathrooms and 2132 sqft of living space. Don't forget the off-street parking that can fit up to 4 cars. The top floor unit is currently being occupied by long standing tenants that are the ideal clients of any owner. The main unit is currently occupied by the owner of the property. Located a short distance from the highway allowing easy access to a myriad of amenities. Average Distances from major cities include Boston, MA 53 minutes Providence, RI 20 minutes Newport, RI 29 Minutes

20. 2023-01-06
    price $389,900 723-char remark

    Show marketing remark (723 chars)

    Back on the Market Due to buyer Financing. Looking for a property that has the potential of being not only your living space but also your investment. This mutli-family two-unit home comes equipped with a combined total of 6 bedrooms, 2 bathrooms and 2132 sqft of living space. Don't forget the off-street parking that can fit up to 4 cars. The top floor unit is currently being occupied by long standing tenants that are the ideal clients of any owner. The main unit is currently occupied by the owner of the property. Located a short distance from the highway allowing easy access to a myriad of amenities. Average Distances from major cities include Boston, MA 53 minutes Providence, RI 20 minutes Newport, RI 29 Minutes

21. 2022-10-27
    historical 723-char remark

    Show marketing remark (723 chars)

    Back on the Market Due to buyer Financing. Looking for a property that has the potential of being not only your living space but also your investment. This mutli-family two-unit home comes equipped with a combined total of 6 bedrooms, 2 bathrooms and 2132 sqft of living space. Don't forget the off-street parking that can fit up to 4 cars. The top floor unit is currently being occupied by long standing tenants that are the ideal clients of any owner. The main unit is currently occupied by the owner of the property. Located a short distance from the highway allowing easy access to a myriad of amenities. Average Distances from major cities include Boston, MA 53 minutes Providence, RI 20 minutes Newport, RI 29 Minutes

22. 2022-10-22
    status Back On Market 723-char remark

    Show marketing remark (723 chars)

    Back on the Market Due to buyer Financing. Looking for a property that has the potential of being not only your living space but also your investment. This mutli-family two-unit home comes equipped with a combined total of 6 bedrooms, 2 bathrooms and 2132 sqft of living space. Don't forget the off-street parking that can fit up to 4 cars. The top floor unit is currently being occupied by long standing tenants that are the ideal clients of any owner. The main unit is currently occupied by the owner of the property. Located a short distance from the highway allowing easy access to a myriad of amenities. Average Distances from major cities include Boston, MA 53 minutes Providence, RI 20 minutes Newport, RI 29 Minutes

23. 2022-09-20
    status Under Agreement 723-char remark

    Show marketing remark (723 chars)

    Back on the Market Due to buyer Financing. Looking for a property that has the potential of being not only your living space but also your investment. This mutli-family two-unit home comes equipped with a combined total of 6 bedrooms, 2 bathrooms and 2132 sqft of living space. Don't forget the off-street parking that can fit up to 4 cars. The top floor unit is currently being occupied by long standing tenants that are the ideal clients of any owner. The main unit is currently occupied by the owner of the property. Located a short distance from the highway allowing easy access to a myriad of amenities. Average Distances from major cities include Boston, MA 53 minutes Providence, RI 20 minutes Newport, RI 29 Minutes

24. 2022-08-08
    listed $390,000 New 723-char remark

    Show marketing remark (723 chars)

    Back on the Market Due to buyer Financing. Looking for a property that has the potential of being not only your living space but also your investment. This mutli-family two-unit home comes equipped with a combined total of 6 bedrooms, 2 bathrooms and 2132 sqft of living space. Don't forget the off-street parking that can fit up to 4 cars. The top floor unit is currently being occupied by long standing tenants that are the ideal clients of any owner. The main unit is currently occupied by the owner of the property. Located a short distance from the highway allowing easy access to a myriad of amenities. Average Distances from major cities include Boston, MA 53 minutes Providence, RI 20 minutes Newport, RI 29 Minutes

25. 2019-08-07
    soldstatus $273,000 Sold
26. 2019-07-12
    status Under Agreement
27. 2019-05-13
    listed $269,900 New
28. 2008-04-08
    soldstatus $227,500
29. 2008-04-08
    soldstatus $227,500
30. 2008-03-13
    historical
31. 2008-01-24
    listed $229,000
32. 2007-10-01
    soldstatus $93,000
33. 2007-08-20
    historical
34. 2006-12-26
    listed $119,900
35. 2000-08-18
    soldstatus $96,800
36. 1999-05-28
    soldstatus $110,000
37. 1999-05-27
    listed $96,800
38. 1999-04-18
    listed $120,000

ⓘ 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: $3,921 · $327/mo
• Projected year-2 tax: $4,912 · $409/mo
• Expected delta: +$992/yr (+$83/mo · 25.3%)

ⓘ 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: $46,128
• − Mortgage interest: −$26,887
• − Property taxes: −$3,921
• − Insurance: −$2,400
• − Repairs & maintenance: −$3,690
• − Management: −$3,690
• − Depreciation: −$13,964
• Taxable loss: −$8,425
• Est. tax savings @ 24.0%: +$2,022
• After-tax cash flow: $1,936/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): 26,521
• Household income: $52,841
• Rent vs Own: 65.8% rent · 34.2% own
• Severe rent burden: 1586.0

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 (68%)
• Race & ethnicity: White 68% Two or more races 13% Hispanic / Latino 12% Black 4% Asian 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 7% Dominican 2%
• Common ancestry: Russian 40% Lithuanian 7% Estonian 3%
• Foreign-born: 23% · Canada, Vietnam
• Languages at home: 58% English-only · Other Indo-European 29% Spanish 9% Other Asian/Pacific 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: ▼ -78.17%
• Current HPI: 333.1931
• Rent YoY: ▲ 0.98%
• 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

+315.8% since first listed

25 events — show timeline

• 2026-05-14 Relisted — MLS PIN
• 2026-04-24 Pending — MLS PIN
• 2026-01-20 Listed $499,000 MLS PIN
• 2023-02-27 Sold (MLS) $402,000 MLS PIN
• 2023-01-18 Pending — MLS PIN
• 2023-01-06 Relisted — MLS PIN
• 2023-01-06 Price Changed $389,900 MLS PIN
• 2022-10-27 Listing Removed — MLS PIN
• 2022-10-22 Relisted — MLS PIN
• 2022-09-20 Pending — MLS PIN
• 2022-08-08 Listed $390,000 MLS PIN
• 2019-08-07 Sold (MLS) $273,000 MLS PIN
• 2019-07-12 Pending — MLS PIN
• 2019-05-13 Listed $269,900 MLS PIN
• 2008-04-08 Sold (Public Records) $227,500 Public Records
• 2008-04-08 Sold (MLS) $227,500 MLS PIN
• 2008-03-13 Listing Removed — MLS PIN
• 2008-01-24 Listed $229,000 MLS PIN
• 2007-10-01 Sold (MLS) $93,000 MLS PIN
• 2007-08-20 Listing Removed — MLS PIN
• 2006-12-26 Listed $119,900 MLS PIN
• 2000-08-18 Sold (MLS) $96,800 MLS PIN
• 1999-05-28 Sold (MLS) $110,000 MLS PIN
• 1999-05-27 Listed $96,800 MLS PIN
• 1999-04-18 Listed $120,000 MLS PIN

Property tax history

+5.7%/yr

Latest (2023): $3,921 · +8.0% YoY. Source: county tax records.