34 Adams St · Taunton, MA 02780

$685,000

6 bd · 3.0 ba · 2,210 sqft · MultiFamily public records · 30 Days on market

Built 1875 3,049 sqft lot Est $641k · 7% over

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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 +15.5/30.0
• DSCR +4.8/10.0
• ARV discount +4.4/15.0
• Livability +3.8/5.0
• 1% rule +3.4/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• 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

Just minutes from historic Taunton Green, this well-maintained three-family property offers exceptional stability and long-term value. Each unit features two bedrooms and is occupied by long-term tenants, making this an ideal opportunity for investors seeking immediate, reliable income. The property reflects years of attentive ownership, with an immaculate yard, a well-kept exterior, and ample off-street parking. This building may also be purchased as part of a larger portfolio with 38 Adams Street, 40 Adams Street, and 46 Adams Street — a rare chance to acquire multiple neighboring assets in a strong rental market.

Key facts

• Immaculate yard
• Strong rental market
• 3,049 sq ft lot

Tags

• HISTORIC TAUNTON GREEN
• IMMACULATE YARD
• AMPLE OFF STREET PARKING
• STRONG RENTAL MARKET

Property features AI

Finance

• Financial info: Active listing
• HOA & community: Not a senior community

Exterior

• Parking: Three off-street parking spaces
• Utilities: Public water; Public sewer
• Home design: 3-family up/down layout; Three stories; Yellow exterior
• Construction: Approximately built (year from public records); Total building area about 2,210; 850 below-grade finished area
• Exterior features: Public water; Public sewer; Lot approximately 0.07 acres; Located at 34 Adams St, Taunton, MA

Interior

• Bedrooms: Three separate units (each with 1 level)
• Bathrooms: Three full bathrooms
• Heating & cooling: Three heating units; No cooling units listed
• Interior features: Total of 15 rooms; Full basement

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $685k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive. Per door: $91/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 $576k (16.0% below list).
• Recommended offer: $576k (16.0% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.0% in Taunton — 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 75/100 on livability (#78 in MA, #4,184 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: schools C-, crime C-, amenities F.
• Taunton (suburban): math 19% / reading 36% proficiency, ranked #263 of 302 in MA (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+2.0%/yr); 75 active listings in the ZIP; 760 units permitted in Bristol County in 2024 (142 in 5+ unit buildings).
• At $5,755/mo this rent would consume 93% of the median local household income ($74k/yr) (locally 2508% 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 $21k 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 30 days — a 2% lower offer ($675k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1875 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 77% 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 $575,500 (16.0% 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 1875 — 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. 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?
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: 0.84% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.71%
• DSCR: 1.08
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $640,900
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Bradford St	0.10mi	5/3.0 (-1)	2,280 (+3%)	21mo	$647,500	$284	68
12 Purchase St	0.46mi	5/3.0 (-1)	2,333 (+6%)	2mo	$765,000	$328	62
29 Grant St	0.34mi	6/3.0	2,482 (+12%)	7mo	$720,000	$290	57
52 Winter St	0.70mi	6/3.0	2,352 (+6%)	2mo	$775,000	$330	55
4 Albro Ave	0.49mi	6/3.0	2,378 (+8%)	14mo	$450,000	$189	53
8 Blinns Ct	0.61mi	6/3.0	2,112 (-4%)	16mo	$665,000	$315	50
42 Mason St	0.69mi	6/2.0	2,112 (-4%)	13mo	$651,000	$308	45
38 Granite St	0.58mi	6/2.0	2,080 (-6%)	19mo	$660,000	$317	44
15 Jefferson St	0.55mi	5/3.0 (-1)	2,364 (+7%)	18mo	$600,000	$254	43
28 Bay St	0.36mi	6/2.0	2,472 (+12%)	22mo	$460,000	$186	41
18 Spring St	0.69mi	6/2.0	2,520 (+14%)	8mo	$720,000	$286	34

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 · 2.0% rent growth · sell at horizon

5-year hold

• IRR: -14.6%
• Equity multiple: 0.48×
• Total profit: $-99,543
• Equity at exit: $102,136

10-year hold

• IRR: -7.6%
• Equity multiple: 0.54×
• Total profit: $-88,147
• Equity at exit: $59,226

Cash invested: $191,800 (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 02780

• Home prices YoY: -28.1%
• Rents YoY: 2.0%
• Active inventory: 75
• Price-to-rent: 29.8×

Monthly cashflow live

• Estimated rent: $5,755 high
• Mortgage (P&I): −$3,592
• Tax from tax record: −$396 /mo · $4,750/yr
• Insurance: −$285
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,209
• Net cashflow: $273

Break-even live

Break-even rent $5,409

Max offer price $685,000

Occupancy floor 90%

Sensitivity live

Price	-10% $661	-5% $467	+0% $273	+5% $79	+10% $-115
Rent	-10% $-182	-5% $46	+0% $273	+5% $500	+10% $728
Rate	-1.0pp $618	-0.5pp $447	base $273	+0.5pp $95	+1.0pp $-85

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$5,754
Total (3 units)			$5,755

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: $171,250
• Closing costs: $20,550
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   days on market $685,000 Active 30 DOM
2. 2026-06-18
   days on market $685,000 Active 27 DOM
3. 2026-06-17
   days on market $685,000 Active 26 DOM
4. 2026-06-16
   days on market $685,000 Active 25 DOM
5. 2026-06-15
   days on market $685,000 Active 24 DOM
6. 2026-06-13
   days on market $685,000 Active 22 DOM
7. 2026-06-13
   days on market $685,000 Active 21 DOM
8. 2026-06-09
   days on market $685,000 Active 18 DOM
9. 2026-06-08
   days on market $685,000 Active 17 DOM
10. 2026-06-07
    days on market $685,000 Active 16 DOM
11. 2026-06-03
    days on market $685,000 Active 12 DOM
12. 2026-06-02
    days on market $685,000 Active 11 DOM
13. 2026-06-01
    days on market $685,000 Active 10 DOM
14. 2026-05-31
    days on market $685,000 Active 9 DOM
15. 2026-05-22
    listed $685,000 New

ⓘ 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: $4,750 · $396/mo
• Projected year-2 tax: $6,588 · $549/mo
• Expected delta: +$1,838/yr (+$153/mo · 38.7%)

ⓘ 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 · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% 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: $69,060
• − Mortgage interest: −$38,371
• − Property taxes: −$4,750
• − Insurance: −$3,425
• − Repairs & maintenance: −$5,525
• − Management: −$5,525
• − Depreciation: −$19,927
• Taxable loss: −$8,463
• Est. tax savings @ 24.0%: +$2,031
• After-tax cash flow: $5,307/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: Taunton
• NCES district ID: 2511520
• Math proficiency: 19% ▼ -16.00%
• Reading proficiency: 36% ▼ -2.00%
• Median HH income: $54,102
• Composite: 24.46/100
• National rank: #7665
• State rank: #263 of 302 in MA

Livability — Taunton

• Score: 75/100
• State rank: #78
• US rank: #4184

Category grades

Amenities F Commute A+ Cost of living F Crime C- Employment C+ Housing A+ Health & safety A+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Taunton, MA
• County: Bristol County · 342,083 people
• City population: 53,461
• Metro: Providence-Warwick, RI-MA
• Population (ZIP): 53,461
• Household income: $74,471
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 2508.0

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 (70%)
• Race & ethnicity: White 70% Two or more races 15% Hispanic / Latino 10% Black 7% Asian 2%
• Hispanic origin (detail): Puerto Rican 7% Dominican 1%
• Common ancestry: Russian 19% Lithuanian 6% Romanian 3%
• Foreign-born: 14% · Canada, Vietnam
• Languages at home: 78% English-only · Other Indo-European 11% Spanish 6% 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: ▼ -124.79%
• Current HPI: 319.3662
• Rent YoY: ▲ 2.00%
• 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

1 event — show timeline

• 2026-05-22 Listed $685,000 MLS PIN

Property tax history

+4.8%/yr

Latest (2023): $4,750 · +7.2% YoY. Source: county tax records.