South Shore, Massachusetts
The numbers on South Shore
investment property.
What yours would sell for, and what the one you are looking at would cost to own. Both worked out with each town's real tax rate, and every figure sourced, including the ones that argue against the deal.
If you are selling
What yours would sell forWhat the sale actually nets after the excise tax, the capital gains and the recapture, worked out on your numbers.
If you are buying
Run a one to four family, or a single family with an ADU, against the town's actual tax rate. It will tell you when a deal does not work.
See whether it pencilsOr start with the buying guides.
How this works
Three questions, answered with arithmetic
Most agent sites are a photograph and a phone number. This one shows the working, because the numbers are the whole decision.
01
What it is worth today
Priced off comparable two and three-family sales in your town, not a county-wide average that has never seen your property.
02
What you would keep
Depreciation recapture, capital gains, the state surtax and the deed excise, worked line by line before you list rather than after you close.
03
How to keep more of it
A 1031 exchange has to be arranged before the sale, not after. So does an installment sale, and so does timing a closing across a tax year.
Where we work
The corridor, town by town
Housing stock, rents and tax rates change between one town line and the next. Start with what each one allows you to build.
Get started
Start with the number
Selling, the sale calculator works out what the deal actually nets after the excise tax, the capital gains and the recapture. Buying, the property calculator runs one to four units, or a single family with an ADU, against the town's real tax rate and says when it does not work.