89 Oak St · Fall River, MA 02720

$439,900

4 bd · 2.0 ba · 1,594 sqft · MultiFamily public records · 38 Days on market

Built 1921 1,982 sqft lot $276/sqft · 10% below area Est $488k · 10% 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 +19.6/30.0
• ARV discount +11.9/15.0
• DSCR +6.2/10.0
• 1% rule +4.4/10.0
• Rent growth +3.9/5.0
• Livability +3.1/5.0
• 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: 2 units. confirmed

Listing remarks MLS

Two-family in Fall River. Each apt. 2 bedrooms. Newer windows, roof and appliances, plus more updates. Wood flooring. Great for owner-occupied or investment! Investors- this is the one!

Key facts

• Updated electrical
• Renovated duplex
• Floors refinished

Tags

• RENOVATED DUPLEX
• 1 YEAR OLD APPLIANCES
• UPDATED ELECTRICAL
• ALL DOORS WINDOWS REPLACED
• FLOORS REFINISHED
• ON DEMAND HOT WATER SYSTEM

Property features AI

Finance

• Other: Building total area about 1,594 (with approximately 797 below-grade finished area)
• HOA & community: Community amenities nearby: public transportation, shopping, pool, tennis courts, park, walk/jog trails, medical facility, laundromat, highway access, house of worship, marina, public school

Exterior

• Parking: No open parking spaces listed
• Utilities: Public water; Public sewer
• Home design: Two-family, up/down configuration; 2 stories
• Construction: Frame construction; Concrete perimeter foundation; Shingle roof; Built (year per public records)
• Exterior features: Fenced/enclosed yard; Deck; Level lot; Paved, public road frontage (40' frontage)

Interior

• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms
• Interior features: Total of 10 rooms; Full walk-out basement (unfinished) with concrete construction

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $440k.

Deal economics

• At list price, monthly cash flow is $511 ($6k/yr) — positive. Per door: $255/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $416k (5.5% below list).
• Recommended offer: $416k (5.5% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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 rising fast (+5.8%/yr); 62 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 760 units permitted in Bristol County in 2024 (142 in 5+ unit buildings).
• At $4,155/mo this rent would consume 80% of the median local household income ($62k/yr) (locally 2239% 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 $13k 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 38 days — a 3% lower offer ($427k) is reasonable based on typical stale-listing flexibility.
• 4 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 $80k; list at $440k implies a 450% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1921 — 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 $415,500 (5.5% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 6% 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 1921 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.94% ✗
• Cap rate: 7.69%
• Cash-on-cash: 4.98%
• DSCR: 1.22
• GRM: 8.8

CMA / ARV

• ARV (median comp): $487,536
• List price: $439,900
• Delta: -9.77%
• 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
104 Grove St	0.16mi	4/4.0	1,758 (+10%)	6mo	$595,000	$338	62
55 Tremont St	0.36mi	5/2.5 (+1)	1,652 (+4%)	11mo	$549,900	$333	61
376 Linden St	0.35mi	4/2.0	1,700 (+7%)	14mo	$400,000	$235	61
658 Third	0.72mi	4/2.0	1,685 (+6%)	1mo	$510,000	$303	56

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 · 5.76% rent growth · sell at horizon

5-year hold

• IRR: -5.7%
• Equity multiple: 0.78×
• Total profit: $-27,002
• Equity at exit: $65,591

10-year hold

• IRR: 6.7%
• Equity multiple: 1.56×
• Total profit: $69,444
• Equity at exit: $38,035

Cash invested: $123,172 (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 02720

• Home prices YoY: -15.1%
• Rents YoY: 5.8%
• Active inventory: 62
• Price-to-rent: 17.6×

Monthly cashflow live

• Estimated rent: $4,155 high
• Mortgage (P&I): −$2,307
• Tax from tax record: −$282 /mo · $3,379/yr
• Insurance: −$183
• HOA: −$0
• Vacancy / Maint / Mgmt: −$873
• Net cashflow: $511

Break-even live

Break-even rent $3,509

Max offer price $439,900

Occupancy floor 83%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$4,154
Total (2 units)			$4,155

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: $109,975
• Closing costs: $13,197
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 6th St Unit 1 Fall River, MA	3.0	1.0	1200	$2,300	$1.92	4d	1	0.06mi
140 Ogrady St Fall River, MA	3.0	2.0	2048	$2,500	$1.22	20d	1	0.12mi
105 6th St Unit 3 Fall River, MA	3.0	1.0	1200	$2,100	$1.75	4d	1	0.16mi
484 Walnut St Unit 2E Fall River, MA	3.0	2.0	1500	$2,500	$1.67	43d	1	0.34mi
26 Hanover St Unit 1 Fall River, MA	3.0	1.0	1200	$2,500	$2.08	11d	1	0.36mi
489 Spring St Unit 1 Fall River, MA	3.0	1.0	1400	$2,600	$1.86	43d	1	0.37mi
196 Rodman St Unit 2 Fall River, MA	4.0	1.0	1400	$2,200	$1.57	4d	1	0.41mi
709 Maple St Unit 3 Fall River, MA	3.0	1.0	1200	$2,000	$1.67	10d	1	0.42mi
118 Locust St Unit 2w Fall River, MA	3.0	1.0	1200	$2,000	$1.67	43d	1	0.44mi
118 Locust St Apt 2 Fall River, MA	3.0	1.0	1200	$1,900	$1.58	23d	1	0.44mi
177 Highland Ave Unit 1 Fall River, MA	3.0	1.0	1600	$1,700	$1.06	20d	1	0.49mi
60 Prospect St Unit 3 Fall River, MA	3.0	1.0	1100	$1,950	$1.77	17d	1	0.58mi
670 Prospect St Unit 1 Fall River, MA	3.0	1.0	1200	$2,300	$1.92	23d	1	0.61mi
255 Columbia St Unit 2nd Floor Fall River, MA	3.0	1.0	1600	$2,500	$1.56	43d	1	0.63mi
554 2nd St Unit 3 Fall River, MA	3.0	1.0	1200	$1,750	$1.46	43d	1	0.63mi
487 4th St Unit 2R Fall River, MA	3.0	1.0	1200	$1,650	$1.38	3d	1	0.63mi
351 Tecumseh St Unit 2 Fall River, MA	3.0	1.0	1300	$2,000	$1.54	43d	1	0.76mi
344 Snell St Unit 2 Fall River, MA	3.0	1.0	1050	$1,600	$1.52	43d	1	0.78mi
60 Park St Fall River, MA	3.0	1.0	1100	$1,850	$1.68	3d	1	0.80mi
85 Park St Fall River, MA	3.0	1.0	1200	$1,975	$1.65	4d	1	0.80mi
341 Belmont St Unit 2 Fall River, MA	3.0	1.0	1296	$2,000	$1.54	17d	1	0.83mi
820 Second St Unit 2 Fall River, MA	3.0	1.0	1100	$1,600	$1.45	23d	1	0.84mi
820 Second St Fall River, MA	3.0	1.0	1100	$1,600	$1.45	16d	1	0.84mi
194 Buffinton St Unit 1 Fall River, MA	3.0	1.0	1100	$2,200	$2.00	43d	1	0.85mi
425 Division St Fall River, MA	3.0	1.0	1200	$3,000	$2.50	43d	1	0.86mi
246 Eagle St Unit 1W Fall River, MA	3.0	1.0	1100	$1,650	$1.50	43d	1	0.86mi
62 Covel St Unit 1 Fall River, MA	3.0	1.0	1073	$1,800	$1.68	17d	1	0.86mi
227 Eagle St Fall River, MA	4.0	1.0	1600	$3,000	$1.88	43d	1	0.87mi
70 Warburton St Unit 3 Fall River, MA	3.0	1.0	1350	$1,675	$1.24	4d	1	0.88mi
159 Covel St Unit 2 Fall River, MA	3.0	1.0	1100	$2,000	$1.82	43d	1	0.89mi
908 Plymouth Ave Unit 3 Fall River, MA	4.0	1.0	1100	$2,500	$2.27	11d	1	0.90mi
42 Mott St Unit 3 Fall River, MA	4.0	1.0	1200	$2,600	$2.17	43d	1	0.90mi
42 Mott St Unit 1 Fall River, MA	4.0	1.0	1200	$2,500	$2.08	16d	1	0.90mi
1026 Rock St Unit 3 Fall River, MA	3.0	1.0	1548	$2,000	$1.29	17d	1	0.91mi
452 Osborn St Unit 3 Fall River, MA	3.0	1.0	1502	$2,300	$1.53	43d	1	0.92mi
17 Canonicus St Fall River, MA	3.0	1.0	1500	$2,300	$1.53	43d	1	0.94mi
318 Broadway Unit 2 Fall River, MA	3.0	1.0	1200	$1,895	$1.58	16d	1	0.94mi
288 Division St Unit 1 First Floor Fall River, MA	4.0	1.0	1300	$2,800	$2.15	4d	1	0.96mi
974 Plymouth Ave Apt 3 Fall River, MA	3.0	1.0	1400	$2,000	$1.43	43d	1	0.96mi
860 President Ave Unit 2 Fall River, MA	4.0	2.0	1161	$2,300	$1.98	43d	1	0.99mi

Listing history 31 events

1. 2026-06-18
   days on market $439,900 Active 38 DOM
2. 2026-06-17
   days on market $439,900 Active 37 DOM
3. 2026-06-16
   days on market $439,900 Active 36 DOM
4. 2026-06-15
   days on market $439,900 Active 35 DOM
5. 2026-06-13
   statusdays on market $439,900 Active 33 DOM
6. 2026-06-09
   days on market $439,900 Price Changed 29 DOM
7. 2026-06-08
   pricestatusdays on market $439,900 Price Changed 28 DOM
8. 2026-06-07
   days on market $449,000 Active 27 DOM
9. 2026-06-05
   days on market $449,000 Active 24 DOM
10. 2026-06-03
    days on market $449,000 Active 23 DOM
11. 2026-06-02
    days on market $449,000 Active 22 DOM
12. 2026-06-01
    days on market $449,000 Active 21 DOM
13. 2026-05-31
    days on market $449,000 Active 20 DOM
14. 2026-05-11
    listed $449,000 New 811-char remark
15. 2010-05-10
    soldstatus $80,000 Sold 185-char remark

    Show marketing remark (185 chars)

    Two-family in Fall River. Each apt. 2 bedrooms. Newer windows, roof and appliances, plus more updates. Wood flooring. Great for owner-occupied or investment! Investors- this is the one!

16. 2009-11-10
    historical Under Agreement 185-char remark

    Show marketing remark (185 chars)

    Two-family in Fall River. Each apt. 2 bedrooms. Newer windows, roof and appliances, plus more updates. Wood flooring. Great for owner-occupied or investment! Investors- this is the one!

17. 2009-10-19
    price $99,900 Price Changed 185-char remark

    Show marketing remark (185 chars)

    Two-family in Fall River. Each apt. 2 bedrooms. Newer windows, roof and appliances, plus more updates. Wood flooring. Great for owner-occupied or investment! Investors- this is the one!

18. 2009-10-05
    price $112,500 Price Changed 185-char remark

    Show marketing remark (185 chars)

    Two-family in Fall River. Each apt. 2 bedrooms. Newer windows, roof and appliances, plus more updates. Wood flooring. Great for owner-occupied or investment! Investors- this is the one!

19. 2009-09-29
    price $119,900 Price Changed 185-char remark

    Show marketing remark (185 chars)

    Two-family in Fall River. Each apt. 2 bedrooms. Newer windows, roof and appliances, plus more updates. Wood flooring. Great for owner-occupied or investment! Investors- this is the one!

20. 2009-09-11
    price $125,000 Price Changed 185-char remark

    Show marketing remark (185 chars)

    Two-family in Fall River. Each apt. 2 bedrooms. Newer windows, roof and appliances, plus more updates. Wood flooring. Great for owner-occupied or investment! Investors- this is the one!

21. 2009-08-17
    price $129,900 Price Changed 185-char remark

    Show marketing remark (185 chars)

    Two-family in Fall River. Each apt. 2 bedrooms. Newer windows, roof and appliances, plus more updates. Wood flooring. Great for owner-occupied or investment! Investors- this is the one!

22. 2009-07-14
    price $139,900 Price Changed 185-char remark

    Show marketing remark (185 chars)

    Two-family in Fall River. Each apt. 2 bedrooms. Newer windows, roof and appliances, plus more updates. Wood flooring. Great for owner-occupied or investment! Investors- this is the one!

23. 2009-06-29
    price $149,900 185-char remark

    Show marketing remark (185 chars)

    Two-family in Fall River. Each apt. 2 bedrooms. Newer windows, roof and appliances, plus more updates. Wood flooring. Great for owner-occupied or investment! Investors- this is the one!

24. 2009-06-19
    listed $159,900 185-char remark

    Show marketing remark (185 chars)

    Two-family in Fall River. Each apt. 2 bedrooms. Newer windows, roof and appliances, plus more updates. Wood flooring. Great for owner-occupied or investment! Investors- this is the one!

25. 2004-04-28
    soldstatus $155,500
26. 2004-04-27
    soldstatus $155,500

    Show marketing remark (76 chars)

    WELL KEPT TWO FAMILY, VINYL SIDING, NEWER ROOF, MUST SEE, SEPARATE UTILITIES

27. 2004-03-04
    historical

    Show marketing remark (76 chars)

    WELL KEPT TWO FAMILY, VINYL SIDING, NEWER ROOF, MUST SEE, SEPARATE UTILITIES

28. 2003-01-07
    listed $164,900

    Show marketing remark (76 chars)

    WELL KEPT TWO FAMILY, VINYL SIDING, NEWER ROOF, MUST SEE, SEPARATE UTILITIES

29. 2000-10-31
    soldstatus $67,500
30. 2000-10-31
    soldstatus $67,500
31. 2000-03-25
    listed $84,950

ⓘ 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: $3,379 · $282/mo
• Projected year-2 tax: $4,395 · $366/mo
• Expected delta: +$1,016/yr (+$85/mo · 30.1%)

ⓘ 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 6/10 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: $49,860
• − Mortgage interest: −$24,641
• − Property taxes: −$3,379
• − Insurance: −$2,200
• − Repairs & maintenance: −$3,989
• − Management: −$3,989
• − Depreciation: −$12,797
• Taxable loss: −$1,134
• Est. tax savings @ 24.0%: +$272
• After-tax cash flow: $6,401/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): 30,940
• Household income: $62,196
• Rent vs Own: 62.5% rent · 37.5% own
• Severe rent burden: 2239.0

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 11% Two or more races 8% Black 6% Asian 3%
• Hispanic origin (detail): Puerto Rican 5% Dominican 1%
• Common ancestry: Russian 37% Lithuanian 7% Romanian 2%
• Foreign-born: 21% · Canada, China, Jamaica
• Languages at home: 66% English-only · Other Indo-European 21% Spanish 8% 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: ▼ -63.98%
• Current HPI: 360.4882
• Rent YoY: ▲ 5.76%
• 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

+417.8% since first listed

19 events — show timeline

• 2026-06-08 Price Changed $439,900 MLS PIN
• 2026-05-11 Listed $449,000 MLS PIN
• 2010-05-10 Sold (MLS) $80,000 MLS PIN
• 2009-11-10 Contingent — MLS PIN
• 2009-10-19 Price Changed $99,900 MLS PIN
• 2009-10-05 Price Changed $112,500 MLS PIN
• 2009-09-29 Price Changed $119,900 MLS PIN
• 2009-09-11 Price Changed $125,000 MLS PIN
• 2009-08-17 Price Changed $129,900 MLS PIN
• 2009-07-14 Price Changed $139,900 MLS PIN
• 2009-06-29 Price Changed $149,900 MLS PIN
• 2009-06-19 Listed $159,900 MLS PIN
• 2004-04-28 Sold (Public Records) $155,500 Public Records
• 2004-04-27 Sold (MLS) $155,500 MLS PIN
• 2004-03-04 Listing Removed — MLS PIN
• 2003-01-07 Listed $164,900 MLS PIN
• 2000-10-31 Sold (Public Records) $67,500 Public Records
• 2000-10-31 Sold (MLS) $67,500 MLS PIN
• 2000-03-25 Listed $84,950 MLS PIN

Property tax history

+5.6%/yr

Latest (2023): $3,379 · +9.2% YoY. Source: county tax records.