483 County St · New Bedford, MA 02740

$749,999

7 bd · 5.5 ba · 3,696 sqft · MultiFamily public records · 26 Days on market

Built 1910 7,444 sqft lot Est $680k · 10% over

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Why this score? — see what drove the B- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +5.0/5.0
• Livability +3.4/5.0
• ARV discount +2.9/15.0
• 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: 5 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

Exceptional investment opportunity in the heart of New Bedford! This 5-family property offers strong income potential with all tenants currently TAW. Major updates include a new roof in 2023, recently replaced hot water tanks, and a brand-new furnace installed last month. Property also features a rare 4-car garage plus an additional lot behind the garage with access from the side street—ideal for potential additional parking, storage, or outdoor space for tenants. Located just a short walk to downtown New Bedford, offering easy access to the vibrant waterfront, restaurants, cafes, shops, ferry service to Martha’s Vineyard, art galleries, and the thriving historic district. A fan

Key facts

• New furnace
• 4-car garage
• Additional lot

Tags

• NEW ROOF
• HOT WATER TANKS
• NEW FURNACE
• 4-CAR GARAGE
• ADDITIONAL LOT
• ACCESS FROM SIDE STREET

Property features AI

Finance

• HOA & community: Nearby public transportation, shopping, laundromat, and T-Station

Exterior

• Parking: 4-car garage (covered); 4 covered parking spaces; 5 open parking spaces; Total of 9 parking spaces; Paved driveway and off-street parking
• Utilities: Public water; Public sewer; Electric with circuit breakers; Gas available for range
• Home design: 5+ unit multi-family building; 3 levels / 3 stories; Gray exterior
• Construction: Approximately built (year from public records); Granite foundation; Building area around 3,557 total sq. ft.
• Exterior features: Public road frontage; Shingle roof

Interior

• Flooring: Vinyl flooring; Hardwood flooring
• Bathrooms: 5 full bathrooms
• Interior features: 24 total rooms; Full, partially finished walk-out basement; One fireplace

What this means for you Summary

Snapshot

• This is a 5 × 7-bed/5.0-bath units multifamily listed at $750k.

Deal economics

• At list price, monthly cash flow is $6k ($67k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($13k rent vs $750k).
• Recommended offer: $739k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.3% 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-, employment D, amenities F.
• 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.
• Zoned schools: Sgt Wm H Carney Academy (math 18% / reading 34%, grade F, #711 of 938 statewide, top 76%, 611 students, 0% FRL); Keith Middle School (math 16% / reading 25%, grade F, #252 of 305 statewide, top 83%, 870 students, 0% FRL); New Bedford High (math 13% / reading 25%, grade F, #313 of 343 statewide, top 92%, 2,898 students, 0% FRL) — zoned schools average 0% FRL vs 65% district-wide (65 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+10.8%/yr); 69 active listings in the ZIP; 760 units permitted in Bristol County in 2024 (142 in 5+ unit buildings).
• At $12,999/mo this rent would consume 282% of the median local household income ($55k/yr) (locally 2883% 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 $5k of loan paydown is wiped out by about $22k 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 + 8.0% rent growth), your $210k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($739k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $92k; list at $750k implies a 715% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $738,749 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 1.73% ✓
• Cap rate: 15.26%
• Cash-on-cash: 32.03%
• DSCR: 2.43
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $680,064
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
65 Walden St	0.26mi	7/3.0	3,555 (-4%)	13mo	$325,000	$91	61
366 Union St	0.24mi	6/4.0 (-1)	3,520 (-5%)	12mo	$650,000	$185	60
1387-1389 Purchase St	0.56mi	6/3.0 (-1)	3,678 (-0%)	1mo	$650,000	$177	58
36 7th St	0.34mi	8/5.0 (+1)	4,007 (+8%)	9mo	$630,000	$157	56
111 Hillman St	0.23mi	8/3.0 (+1)	3,253 (-12%)	1mo	$635,000	$195	53
179 Tremont St	0.54mi	8/3.0 (+1)	3,807 (+3%)	5mo	$700,000	$184	51
199 Maxfield St	0.29mi	6/3.0 (-1)	3,386 (-8%)	12mo	$410,000	$121	48
359 County St	0.60mi	7/3.5	3,528 (-4%)	11mo	$565,000	$160	47
21 James St	0.69mi	6/3.0 (-1)	3,408 (-8%)	1mo	$640,000	$188	39
39 Smith St	0.40mi	8/3.0 (+1)	3,202 (-13%)	9mo	$610,000	$191	36
1186-1188 Pleasant St	0.67mi	8/3.0 (+1)	3,460 (-6%)	9mo	$565,000	$163	36
89-91 Armour St	0.73mi	8/3.0 (+1)	3,194 (-14%)	12mo	$600,000	$188	18

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 32.3%
• Equity multiple: 2.45×
• Total profit: $304,046
• Equity at exit: $111,827

10-year hold

• IRR: 41.9%
• Equity multiple: 5.94×
• Total profit: $1,036,626
• Equity at exit: $64,846

Cash invested: $210,000 (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 02740

• Rents YoY: 10.8%
• Active inventory: 69
• Price-to-rent: 24.0×

Monthly cashflow live

• Estimated rent: $12,999 medium
• Mortgage (P&I): −$3,933
• Tax from tax record: −$418 /mo · $5,020/yr
• Insurance: −$312
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,730
• Net cashflow: $5,605

Break-even live

Break-even rent $5,904

Max offer price $749,999

Occupancy floor 52%

Sensitivity live

Price	-10% $6,030	-5% $5,818	+0% $5,605	+5% $5,393	+10% $5,181
Rent	-10% $4,578	-5% $5,092	+0% $5,605	+5% $6,119	+10% $6,632
Rate	-1.0pp $5,983	-0.5pp $5,796	base $5,605	+0.5pp $5,411	+1.0pp $5,213

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

Units	Beds	Baths	Est. rent
▸ 5× units	7	5	$13,000
Total (5 units)			$12,999

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: $187,500
• Closing costs: $22,500
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $749,999 Active 26 DOM
2. 2026-06-18
   days on market $749,999 Active 23 DOM
3. 2026-06-17
   days on market $749,999 Active 22 DOM
4. 2026-06-16
   days on market $749,999 Active 21 DOM
5. 2026-06-15
   days on market $749,999 Active 20 DOM
6. 2026-06-13
   days on market $749,999 Active 18 DOM
7. 2026-06-09
   days on market $749,999 Active 14 DOM
8. 2026-06-08
   days on market $749,999 Active 13 DOM
9. 2026-06-07
   days on market $749,999 Active 12 DOM
10. 2026-06-05
    days on market $749,999 Active 9 DOM
11. 2026-06-03
    days on market $749,999 Active 8 DOM
12. 2026-06-02
    days on market $749,999 Active 7 DOM
13. 2026-06-01
    days on market $749,999 Active 6 DOM
14. 2026-05-31
    days on market $749,999 Active 5 DOM
15. 2026-05-26
    listed $749,999 New
16. 1997-01-21
    soldstatus $92,000

ⓘ 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: $5,020 · $418/mo
• Projected year-2 tax: $7,122 · $594/mo
• Expected delta: +$2,102/yr (+$175/mo · 41.9%)

ⓘ 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 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: $155,988
• − Mortgage interest: −$42,012
• − Property taxes: −$5,020
• − Insurance: −$3,750
• − Repairs & maintenance: −$12,479
• − Management: −$12,479
• − Depreciation: −$21,818
• Taxable income: $58,430
• Est. tax owed @ 24.0%: −$14,023
• After-tax cash flow: $53,240/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): 46,281
• Household income: $55,237
• Rent vs Own: 60.4% rent · 39.6% own
• Severe rent burden: 2883.0

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 0.67)
• Race & ethnicity: White 52% Hispanic / Latino 23% Two or more races 17% Black 8% Asian 2% Native American 1%
• Hispanic origin (detail): Puerto Rican 14% Dominican 2%
• Common ancestry: Russian 27% Lithuanian 5% Romanian 2%
• Foreign-born: 19% · Canada, China
• Languages at home: 65% English-only · Other Indo-European 15% Spanish 15% 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: ▼ -270.36%
• Current HPI: 388.4115
• Rent YoY: ▲ 10.79%
• 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

+715.2% since first listed

2 events — show timeline

• 2026-05-26 Listed $749,999 MLS PIN
• 1997-01-21 Sold (Public Records) $92,000 Public Records

Property tax history

+4.1%/yr

Latest (2023): $5,020 · +12.8% YoY. Source: county tax records.