863 N Main St · Brockton, MA 02301

$749,000

5 bd · 3.0 ba · 3,060 sqft · MultiFamily public records · 117 Days on market

Built 1925 7,039 sqft lot Est $842k · 11% 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 +24.7/30.0
• ARV discount +12.4/15.0
• DSCR +8.0/10.0
• 1% rule +5.8/10.0
• Livability +3.7/5.0
• 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: 3 units. confirmed

Listing remarks MLS

***Investors/Rehab loan Buyers Alert***What a great opportunity for investor or buyers looking to use Rehab financing. The exterior was beautifully updated with New Roof, New Windows, New craftsman designed Siding and a gorgeous front entrance built with pvc, composite decking and Mahogany railings. The interior needs renovation but it still has great bones with hardwood flooring in the 1st and 2nd floor. 1st and 2nd floor features 2 bedrooms but can be converted to 3 bedrooms. The 3rd floor consists of one bedroom with possibility to 2 bedroom conversion. This will not qualify for conventional finance or regular FHA finance. You will need cash, private loans or rehab loans. Great lot size with plenty of parking spaces and conveniently located within walking proximity to Buses, Train station and stores. This a north side location within proximity to major highways. Great opportunity to create a positive cash flow or equity growth upon completion.

Key facts

• New siding
• New roof
• New windows

Tags

• NEW ROOF
• NEW WINDOWS
• NEW SIDING

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.0-bath units multifamily listed at $749k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive. Per door: $523/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $749k).
• Recommended offer: $682k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 4.1% 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: schools D, crime F, amenities 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.
• Market conditions: Rents rising (+3.0%/yr); 71 active listings in the ZIP; 1,255 units permitted in Plymouth County in 2024 (411 in 5+ unit buildings).
• At $8,097/mo this rent would consume 131% 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 $5k of loan paydown is wiped out by about $22k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($682k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $100k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $625k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 67% 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 $681,590 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% 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 1925 — 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: 1.08% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.97%
• DSCR: 1.40
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $841,500
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1024-1026 N Main St	0.39mi	5/2.0	2,692 (-12%)	8mo	$752,000	$279	52
26 Payton Ct	0.54mi	6/3.0 (+1)	3,111 (+2%)	21mo	$857,000	$275	50
55 May Ave	0.27mi	4/2.0 (-1)	2,608 (-15%)	8mo	$560,000	$215	47
62 Porter St	0.44mi	5/3.0	2,760 (-10%)	20mo	$824,501	$299	46
26 Hawthorne St	0.73mi	6/3.0 (+1)	2,841 (-7%)	10mo	$750,000	$264	41
235 Field St	0.61mi	6/3.0 (+1)	3,234 (+6%)	21mo	$820,000	$254	39

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: -2.7%
• Equity multiple: 0.90×
• Total profit: $-21,298
• Equity at exit: $111,678

10-year hold

• IRR: 7.0%
• Equity multiple: 1.53×
• Total profit: $110,980
• Equity at exit: $64,760

Cash invested: $209,720 (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: 71
• Price-to-rent: 23.1×

Monthly cashflow live

• Estimated rent: $8,097 high
• Mortgage (P&I): −$3,928
• Tax from tax record: −$589 /mo · $7,070/yr
• Insurance: −$312
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,700
• Net cashflow: $1,568

Break-even live

Break-even rent $6,113

Max offer price $749,000

Occupancy floor 76%

Sensitivity live

Price	-10% $1,992	-5% $1,780	+0% $1,568	+5% $1,356	+10% $1,144
Rent	-10% $928	-5% $1,248	+0% $1,568	+5% $1,887	+10% $2,207
Rate	-1.0pp $1,945	-0.5pp $1,758	base $1,568	+0.5pp $1,373	+1.0pp $1,176

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1	$8,097
Total (3 units)			$8,097

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: $187,250
• Closing costs: $22,470
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $749,000 Active 117 DOM
2. 2026-06-17
   days on market $749,000 Active 116 DOM
3. 2026-06-16
   days on market $749,000 Active 115 DOM
4. 2026-06-15
   days on market $749,000 Active 114 DOM
5. 2026-06-13
   statusdays on market $749,000 Active 112 DOM
6. 2026-06-09
   statusdays on market $749,000 Back On Market 108 DOM
7. 2026-05-04
   status Under Agreement
8. 2026-04-30
   soldstatus Sold
9. 2026-03-20
   status Under Agreement
10. 2026-03-13
    price $749,000
11. 2025-12-03
    listed $849,000 New
12. 2024-04-22
    soldstatus $625,000 Sold 964-char remark

    Show marketing remark (964 chars)

    ***Investors/Rehab loan Buyers Alert***What a great opportunity for investor or buyers looking to use Rehab financing. The exterior was beautifully updated with New Roof, New Windows, New craftsman designed Siding and a gorgeous front entrance built with pvc, composite decking and Mahogany railings. The interior needs renovation but it still has great bones with hardwood flooring in the 1st and 2nd floor. 1st and 2nd floor features 2 bedrooms but can be converted to 3 bedrooms. The 3rd floor consists of one bedroom with possibility to 2 bedroom conversion. This will not qualify for conventional finance or regular FHA finance. You will need cash, private loans or rehab loans. Great lot size with plenty of parking spaces and conveniently located within walking proximity to Buses, Train station and stores. This a north side location within proximity to major highways. Great opportunity to create a positive cash flow or equity growth upon completion.

13. 2024-04-09
    status Under Agreement 964-char remark

    Show marketing remark (964 chars)

    ***Investors/Rehab loan Buyers Alert***What a great opportunity for investor or buyers looking to use Rehab financing. The exterior was beautifully updated with New Roof, New Windows, New craftsman designed Siding and a gorgeous front entrance built with pvc, composite decking and Mahogany railings. The interior needs renovation but it still has great bones with hardwood flooring in the 1st and 2nd floor. 1st and 2nd floor features 2 bedrooms but can be converted to 3 bedrooms. The 3rd floor consists of one bedroom with possibility to 2 bedroom conversion. This will not qualify for conventional finance or regular FHA finance. You will need cash, private loans or rehab loans. Great lot size with plenty of parking spaces and conveniently located within walking proximity to Buses, Train station and stores. This a north side location within proximity to major highways. Great opportunity to create a positive cash flow or equity growth upon completion.

14. 2024-04-01
    historical Contingent 964-char remark

    Show marketing remark (964 chars)

    ***Investors/Rehab loan Buyers Alert***What a great opportunity for investor or buyers looking to use Rehab financing. The exterior was beautifully updated with New Roof, New Windows, New craftsman designed Siding and a gorgeous front entrance built with pvc, composite decking and Mahogany railings. The interior needs renovation but it still has great bones with hardwood flooring in the 1st and 2nd floor. 1st and 2nd floor features 2 bedrooms but can be converted to 3 bedrooms. The 3rd floor consists of one bedroom with possibility to 2 bedroom conversion. This will not qualify for conventional finance or regular FHA finance. You will need cash, private loans or rehab loans. Great lot size with plenty of parking spaces and conveniently located within walking proximity to Buses, Train station and stores. This a north side location within proximity to major highways. Great opportunity to create a positive cash flow or equity growth upon completion.

15. 2024-04-01
    listed $634,900 New 964-char remark

    Show marketing remark (964 chars)

    ***Investors/Rehab loan Buyers Alert***What a great opportunity for investor or buyers looking to use Rehab financing. The exterior was beautifully updated with New Roof, New Windows, New craftsman designed Siding and a gorgeous front entrance built with pvc, composite decking and Mahogany railings. The interior needs renovation but it still has great bones with hardwood flooring in the 1st and 2nd floor. 1st and 2nd floor features 2 bedrooms but can be converted to 3 bedrooms. The 3rd floor consists of one bedroom with possibility to 2 bedroom conversion. This will not qualify for conventional finance or regular FHA finance. You will need cash, private loans or rehab loans. Great lot size with plenty of parking spaces and conveniently located within walking proximity to Buses, Train station and stores. This a north side location within proximity to major highways. Great opportunity to create a positive cash flow or equity growth upon completion.

16. 2003-12-23
    soldstatus $330,000
17. 2000-05-09
    soldstatus $135,000

ⓘ 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: $7,070 · $589/mo
• Projected year-2 tax: $8,141 · $678/mo
• Expected delta: +$1,071/yr (+$89/mo · 15.2%)

ⓘ 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 67% 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: $97,164
• − Mortgage interest: −$41,956
• − Property taxes: −$7,070
• − Insurance: −$3,745
• − Repairs & maintenance: −$7,773
• − Management: −$7,773
• − Depreciation: −$21,789
• Taxable income: $7,058
• Est. tax owed @ 24.0%: −$1,694
• After-tax cash flow: $17,117/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

+454.8% since first listed

11 events — show timeline

• 2026-05-04 Pending — MLS PIN
• 2026-04-30 Sold (MLS) — MLS PIN
• 2026-03-20 Pending — MLS PIN
• 2026-03-13 Price Changed $749,000 MLS PIN
• 2025-12-03 Listed $849,000 MLS PIN
• 2024-04-22 Sold (MLS) $625,000 MLS PIN
• 2024-04-09 Pending — MLS PIN
• 2024-04-01 Contingent — MLS PIN
• 2024-04-01 Listed $634,900 MLS PIN
• 2003-12-23 Sold (Public Records) $330,000 Public Records
• 2000-05-09 Sold (Public Records) $135,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $7,070 · +27.8% YoY. Source: county tax records.