600 Broadway · Fall River, MA 02724

$850,000

4 bd · 3.0 ba · 4,121 sqft · MultiFamily public records · 45 Days on market

Built 1914 6,382 sqft lot $206/sqft · 31% above area Est $651k · 31% over

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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 +9.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 5 units. estimate disagrees with records

Listing remarks MLS

Welcome to this unique multi-family home! This property offers an opportunity for generating income for investors or help cut costs as an Owner Occupant. This home has been well-maintained from the hardwood flooring to the finer woodwork details and stained glass windows. One unit has been fully updated as a deluxe one bedroom apartment with mini-split A/C units. The second floor unit features 3 King-sized bedrooms, full kitchen, and a double parlor. The walk-up attic features many dormered windows, full ceiling heigh, and fully intact plaster walls and ceilings, that has potential to be renovated into a 4th unit. When entering the enclosed front porch, you get the feeling of being in front of an Inn with space for many guests to share. This multi-family home is conveniently located near schools, parks, shopping centers, public transportation, and highway access. This home doesn't require a thing to be occupied and will be delivered vacant to be rented right away! Come see this gem!

Key facts

• 6,382 sq ft lot
• 4 parking spots
• Built 1914

Property features AI

Exterior

• Parking: 4 open/off-street parking spaces
• Utilities: Public water; Public sewer
• Home design: 3-family property; 3 stories
• Construction: Concrete perimeter foundation; Built (year per public records)
• Exterior features: Paved driveway and off-street parking; Public water; Public sewer

Interior

• Bathrooms: 4 full bathrooms; 1 half bathroom
• Interior features: 14 total rooms; Finished walk-out basement

What this means for you Summary

Snapshot

• This is a 5 × 7-bed/4.5-bath units multifamily listed at $850k.

Deal economics

• At list price, monthly cash flow is $5k ($56k/yr) — positive. Per door: $938/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($13k rent vs $850k).
• Recommended offer: $824k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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 $26k 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 $238k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($824k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $615k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1914 — 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 $824,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% 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 1914 — 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: 1.49% ✓
• Cap rate: 12.91%
• Cash-on-cash: 23.64%
• DSCR: 2.05
• GRM: 5.6

CMA / ARV

• ARV (median comp): $650,501
• List price: $850,000
• Delta: 30.67%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.8%
• Equity multiple: 1.68×
• Total profit: $160,787
• Equity at exit: $126,738

10-year hold

• IRR: 25.3%
• Equity multiple: 3.20×
• Total profit: $523,984
• Equity at exit: $73,492

Cash invested: $238,000 (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: 28.0×

Monthly cashflow live

• Estimated rent: $12,664 medium
• Mortgage (P&I): −$4,457
• Tax from tax record: −$503 /mo · $6,041/yr
• Insurance: −$354
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,659
• Net cashflow: $4,689

Break-even live

Break-even rent $6,728

Max offer price $850,000

Occupancy floor 58%

Sensitivity live

Price	-10% $5,171	-5% $4,930	+0% $4,689	+5% $4,449	+10% $4,208
Rent	-10% $3,689	-5% $4,189	+0% $4,689	+5% $5,190	+10% $5,690
Rate	-1.0pp $5,118	-0.5pp $4,906	base $4,689	+0.5pp $4,469	+1.0pp $4,245

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

Units	Beds	Baths	Est. rent
▸ 5× units	7	4.5	$12,665
Total (5 units)			$12,664

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: $212,500
• Closing costs: $25,500
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $850,000 Active 45 DOM
2. 2026-06-18
   days on market $850,000 Active 42 DOM
3. 2026-06-17
   days on market $850,000 Active 41 DOM
4. 2026-06-16
   days on market $850,000 Active 40 DOM
5. 2026-06-15
   days on market $850,000 Active 39 DOM
6. 2026-06-13
   days on market $850,000 Active 37 DOM
7. 2026-06-09
   days on market $850,000 Active 33 DOM
8. 2026-06-08
   days on market $850,000 Active 32 DOM
9. 2026-06-07
   days on market $850,000 Active 31 DOM
10. 2026-06-05
    days on market $850,000 Active 28 DOM
11. 2026-06-03
    days on market $850,000 Active 27 DOM
12. 2026-06-02
    days on market $850,000 Active 26 DOM
13. 2026-06-01
    days on market $850,000 Active 25 DOM
14. 2026-05-31
    days on market $850,000 Active 24 DOM
15. 2026-05-07
    listed $850,000 New 913-char remark
16. 2023-12-15
    soldstatus $615,000 Sold 997-char remark

    Show marketing remark (997 chars)

    Welcome to this unique multi-family home! This property offers an opportunity for generating income for investors or help cut costs as an Owner Occupant. This home has been well-maintained from the hardwood flooring to the finer woodwork details and stained glass windows. One unit has been fully updated as a deluxe one bedroom apartment with mini-split A/C units. The second floor unit features 3 King-sized bedrooms, full kitchen, and a double parlor. The walk-up attic features many dormered windows, full ceiling heigh, and fully intact plaster walls and ceilings, that has potential to be renovated into a 4th unit. When entering the enclosed front porch, you get the feeling of being in front of an Inn with space for many guests to share. This multi-family home is conveniently located near schools, parks, shopping centers, public transportation, and highway access. This home doesn't require a thing to be occupied and will be delivered vacant to be rented right away! Come see this gem!

17. 2023-12-01
    status Under Agreement 997-char remark

    Show marketing remark (997 chars)

    Welcome to this unique multi-family home! This property offers an opportunity for generating income for investors or help cut costs as an Owner Occupant. This home has been well-maintained from the hardwood flooring to the finer woodwork details and stained glass windows. One unit has been fully updated as a deluxe one bedroom apartment with mini-split A/C units. The second floor unit features 3 King-sized bedrooms, full kitchen, and a double parlor. The walk-up attic features many dormered windows, full ceiling heigh, and fully intact plaster walls and ceilings, that has potential to be renovated into a 4th unit. When entering the enclosed front porch, you get the feeling of being in front of an Inn with space for many guests to share. This multi-family home is conveniently located near schools, parks, shopping centers, public transportation, and highway access. This home doesn't require a thing to be occupied and will be delivered vacant to be rented right away! Come see this gem!

18. 2023-11-26
    historical Contingent 997-char remark

    Show marketing remark (997 chars)

    Welcome to this unique multi-family home! This property offers an opportunity for generating income for investors or help cut costs as an Owner Occupant. This home has been well-maintained from the hardwood flooring to the finer woodwork details and stained glass windows. One unit has been fully updated as a deluxe one bedroom apartment with mini-split A/C units. The second floor unit features 3 King-sized bedrooms, full kitchen, and a double parlor. The walk-up attic features many dormered windows, full ceiling heigh, and fully intact plaster walls and ceilings, that has potential to be renovated into a 4th unit. When entering the enclosed front porch, you get the feeling of being in front of an Inn with space for many guests to share. This multi-family home is conveniently located near schools, parks, shopping centers, public transportation, and highway access. This home doesn't require a thing to be occupied and will be delivered vacant to be rented right away! Come see this gem!

19. 2023-11-22
    status Back On Market 997-char remark

    Show marketing remark (997 chars)

    Welcome to this unique multi-family home! This property offers an opportunity for generating income for investors or help cut costs as an Owner Occupant. This home has been well-maintained from the hardwood flooring to the finer woodwork details and stained glass windows. One unit has been fully updated as a deluxe one bedroom apartment with mini-split A/C units. The second floor unit features 3 King-sized bedrooms, full kitchen, and a double parlor. The walk-up attic features many dormered windows, full ceiling heigh, and fully intact plaster walls and ceilings, that has potential to be renovated into a 4th unit. When entering the enclosed front porch, you get the feeling of being in front of an Inn with space for many guests to share. This multi-family home is conveniently located near schools, parks, shopping centers, public transportation, and highway access. This home doesn't require a thing to be occupied and will be delivered vacant to be rented right away! Come see this gem!

20. 2023-11-13
    historical Contingent 997-char remark

    Show marketing remark (997 chars)

    Welcome to this unique multi-family home! This property offers an opportunity for generating income for investors or help cut costs as an Owner Occupant. This home has been well-maintained from the hardwood flooring to the finer woodwork details and stained glass windows. One unit has been fully updated as a deluxe one bedroom apartment with mini-split A/C units. The second floor unit features 3 King-sized bedrooms, full kitchen, and a double parlor. The walk-up attic features many dormered windows, full ceiling heigh, and fully intact plaster walls and ceilings, that has potential to be renovated into a 4th unit. When entering the enclosed front porch, you get the feeling of being in front of an Inn with space for many guests to share. This multi-family home is conveniently located near schools, parks, shopping centers, public transportation, and highway access. This home doesn't require a thing to be occupied and will be delivered vacant to be rented right away! Come see this gem!

21. 2023-11-01
    listed $639,900 New 997-char remark

    Show marketing remark (997 chars)

    Welcome to this unique multi-family home! This property offers an opportunity for generating income for investors or help cut costs as an Owner Occupant. This home has been well-maintained from the hardwood flooring to the finer woodwork details and stained glass windows. One unit has been fully updated as a deluxe one bedroom apartment with mini-split A/C units. The second floor unit features 3 King-sized bedrooms, full kitchen, and a double parlor. The walk-up attic features many dormered windows, full ceiling heigh, and fully intact plaster walls and ceilings, that has potential to be renovated into a 4th unit. When entering the enclosed front porch, you get the feeling of being in front of an Inn with space for many guests to share. This multi-family home is conveniently located near schools, parks, shopping centers, public transportation, and highway access. This home doesn't require a thing to be occupied and will be delivered vacant to be rented right away! Come see this gem!

22. 1993-06-29
    soldstatus $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: $6,041 · $503/mo
• Projected year-2 tax: $8,248 · $687/mo
• Expected delta: +$2,207/yr (+$184/mo · 36.5%)

ⓘ 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: $151,968
• − Mortgage interest: −$47,613
• − Property taxes: −$6,041
• − Insurance: −$4,250
• − Repairs & maintenance: −$12,157
• − Management: −$12,157
• − Depreciation: −$24,727
• Taxable income: $45,022
• Est. tax owed @ 24.0%: −$10,805
• After-tax cash flow: $45,469/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

+608.3% since first listed

8 events — show timeline

• 2026-05-07 Listed $850,000 MLS PIN
• 2023-12-15 Sold (MLS) $615,000 MLS PIN
• 2023-12-01 Pending — MLS PIN
• 2023-11-26 Contingent — MLS PIN
• 2023-11-22 Relisted — MLS PIN
• 2023-11-13 Contingent — MLS PIN
• 2023-11-01 Listed $639,900 MLS PIN
• 1993-06-29 Sold (Public Records) $120,000 Public Records

Property tax history

+5.6%/yr

Latest (2023): $6,041 · +13.1% YoY. Source: county tax records.