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Massachusetts market guide
DSCR loans in Fall River, MA
Rental financing for Fall River investors, qualified on the property's rent.
A DSCR loan in Fall River turns on rent versus payment. Citywide medians from the Census are $1,155 a month for rent, $395,500 for home value and $3,953 a year for real estate taxes.
What the numbers say about Fall River
The Census Bureau's 2020 to 2024 American Community Survey puts median gross rent in Fall River at $1,155, well below the Massachusetts median of $1,762. Median home value sits at $395,500, which is well below the Massachusetts median of $562,100. Put the two medians together and Fall River shows a gross yield of 3.5%, a thin gross ratio, which tells you purchase prices are high relative to rent. Because the rent number covers apartments as well as houses, expect single-family rentals to land above or below it.
| Indicator | Massachusetts | Fall River | Difference |
|---|---|---|---|
| Tax as a share of home value | 1.07% | 1.00% | -6% |
| Annual property tax bill, median | $5,992 | $3,953 | -34% |
| Typical owner-occupied value | $562,100 | $395,500 | -30% |
| Typical monthly rent | $1,762 | $1,155 | -34% |
| Share in 2-4 unit buildings | 20.0% | 45.0% | +125% |
| Share of homes detached | 51.1% | 22.5% | -56% |
| Long commuters, 45 min plus | 21.5% | 17.4% | -19% |
| Degree holders, age 25+ | 47.3% | 16.4% | -65% |
| Workers on their own account | 8.8% | 5.9% | -33% |
| Renters paying 30%+ of income | 51.8% | 52.5% | +1% |
| Units sitting vacant | 8.1% | 5.8% | -28% |
| Typical construction year | 1964 | 1945 | |
| Annual rent divided by value | 3.8% | 3.5% | -7% |
| Households that rent | 37.5% | 64.7% | +73% |
| Residents (Census estimate) | 7,044,056 | 94,082 |
Renters occupy 64.7% of Fall River's occupied homes, well above the Massachusetts median of 37%, so tenant demand is deep and investors compete mainly on condition and location. Median household income of $56,673 (well below the Massachusetts median of $103,960) sets the ceiling for rent growth, and 52% of renters already spend 30 percent or more of income on rent.
Homes, buildings and vacancies in Fall River
The housing stock in Fall River leans toward shared walls: 75% of units are in multi-unit buildings, and 45% sit in small two to four unit properties. Median year built is 1945. Older buildings tend to need more capital work, and insurers notice roof and electrical age.
The Census counts 6% of Fall River housing units as vacant, with a rental vacancy figure of 2.9%.
What the data means for Fall River buyers
A 3.5% gross ratio leaves little margin in Fall River. Every dollar of insurance, tax and association dues matters, and some deals work only with lower leverage. Properties built around 1945 often need systems work, so price a capital reserve alongside the payment. A large renter population (65%) supports leasing, though it also means many competing landlords, so condition and price positioning count.
Taxes and risk in Fall River
Real estate taxes are a line the rent has to cover. The median owner in Fall River pays $3,953 a year (well below the Massachusetts median of $5,992), which is about 1.00% of the median home value. Compared with annual median rent, the tax line is about 29%.
For hazards, FEMA's National Risk Index puts Bristol County at a relatively moderate overall rating, and its top-ranked hazards are riverine flooding (relatively high), strong wind (relatively high) and ice storms (relatively high).
| Hazard in Bristol County, FEMA index | Level |
|---|---|
| Hurricanes exposure | Relatively Moderate |
| Ice storms exposure | Relatively High |
| Strong wind exposure | Relatively High |
| Riverine flooding exposure | Relatively High |
| Social vulnerability score | Relatively Low |
| Annualized loss estimate | Relatively Moderate |
| Composite risk | Relatively Moderate |
In Bristol County, as anywhere, the premium is part of PITIA, which means a quote with the roof, age and flood zone of the actual Fall River address belongs in your file early.
Rent math for Fall River buyers
Try the math at the medians. With rent at $1,155 and taxes near $329 a month, a 1.00 DSCR leaves $826 for everything else in the payment, a 1.20 ratio leaves $633, and a 1.25 ratio leaves $595. Any real property will differ, but the exercise shows how little room insurance and dues can take.
Registration, deposits and nightly stays in Fall River
This page does not claim to list every Fall River rental ordinance. Before you buy, call the city's planning or code office and Bristol County to ask about rental registration, inspections and short-term rental permits, and read any association declaration. Guests who book by the night in Fall River are taxed under state law as follows. Massachusetts has required short-term rental operators to register with the Department of Revenue since July 1, 2019, and applies the room occupancy excise to rentals of 31 days or less, with local taxes and fees added where a city or town has adopted them.
Deposits come due back within 30 days of the tenant leaving, and Fall River owners should document condition at both ends of the lease. Rent regulation: Rent control is prohibited statewide by the Massachusetts Rent Control Prohibition Act (c. 40P), which bars rent-control schemes except voluntary ones.
How Fall River stacks up against its neighbors
Looking across the table, values run from $357,300 (New Bedford) up to $485,000 (Bristol), and Fall River lands at $395,500.
| Market | Renter share | Tax bill | Home value | Residents | Rent |
|---|---|---|---|---|---|
| East Providence | 40% | $4,545 | $365,500 | 47,281 | $1,288 |
| Taunton | 38% | $4,344 | $422,800 | 60,433 | $1,324 |
| Bristol | 34% | $5,393 | $485,000 | 22,220 | $1,579 |
| New Bedford | 60% | $4,338 | $357,300 | 100,998 | $1,137 |
| Fall River | 65% | $3,953 | $395,500 | 94,082 | $1,155 |
Who rents in Fall River
Roughly 5.9% of employed people in Fall River are self-employed, a base of investors and landlords for whom a rent-based loan is a practical option. Looking at who fills the rentals, government workers are about 10% of employment, 16% of adults hold a bachelor's degree or higher and 17% of commuters travel 45 minutes or more.
Education is part of the Fall River rental picture, with Bristol Community College, University of Massachusetts Dartmouth and Eastern Nazarene College among the institutions listed. Access runs through interstate access via I-195 and air service through Fall River Municipal Airport and New Bedford Regional Airport, which shapes where commuters want to live and how long a showing takes.
Moving from numbers to a Fall River loan
Bring the Fall River numbers to a loan officer: the rent, the taxes, the insurance and your reserves. Apply online or ask for a quote, and use the calculator to preview the ratio.
More Massachusetts markets
- All Massachusetts DSCR loans
- DSCR loans in New Bedford, MA
- DSCR loans in Bristol, RI
- DSCR loans in Taunton, MA
- DSCR loans in East Providence, RI
- Every market we cover
Where these facts come from
- National Risk Index entry, Bristol County
- Encyclopedia entry for Fall River
- Deposit statute: M.G.L. c. 186, § 15B(1)(b), (1)(d), (2), (3), (4), (5)
- State rule cited for Fall River hosts: Mass.gov TIR 19-3
- Lodging tax reference: Room occupancy excise
- 2020 to 2024 ACS data used for Fall River
Fall River's figures are ACS estimates covering 2020 to 2024 and are not exact counts. Massachusetts landlord-tenant summaries draw on the RedFlagLease dataset (CC BY 4.0) and the statutes linked above. Our check date is October 2026, so look for newer Fall River rules before you commit.
DSCR loan availability varies by property and lender program and is not an offer to lend. See our disclosures.
Frequently asked questions
What rent do DSCR lenders use for a Fall River rental?
A signed lease or the appraiser's rent schedule supplies the rent, depending on the program, and $1,155 is the Census median for Fall River renters, only a benchmark.
How do taxes and insurance affect a DSCR loan in Fall River?
They count in full. A 1.25 ratio on $1,155 of rent permits a payment near $924, and median Fall River taxes take about $329 of it each month.
Are Fall River property taxes high for Massachusetts?
About $3,953 a year at the median, which is 1.00% of value and well below the Massachusetts median of $5,992. Reassessment after a purchase can move that number, so get an estimate for the actual price.
Can nightly stays at a Fall River property support a DSCR file?
It depends on the program and on local law. A Fall River owner needs the right permit or registration, an association that allows nightly stays, and documented bookings.
How much deposit can a Fall River landlord collect?
Landlords in Fall River follow M.G.L. c. 186, § 15B(1)(b), (1)(d), (2), (3), (4), (5). Return deadline: 30 days from move-out.
Does hazard risk affect a Fall River DSCR loan?
FEMA's National Risk Index rates the county's overall natural hazard risk as relatively moderate. That is a county-level view, so check the FEMA flood map and an insurance quote for the exact Fall River address.
Can I close a Fall River DSCR loan in an LLC?
An individual can borrow too. If you prefer an entity for the Fall River purchase, expect to provide formation documents and sign a personal guaranty.