55 Canton · Fitchburg, MA 01420

$550,000

6 bd · 3.5 ba · 3,464 sqft · MultiFamily public records · 85 Days on market

Built 1930 9,522 sqft lot $159/sqft · at area comps Est $545k · at est.

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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 +22.3/30.0
• DSCR +7.1/10.0
• ARV discount +7.1/15.0
• 1% rule +5.3/10.0
• Livability +3.5/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• 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 MLS

Fantastic opportunity: This expansive three-family residence offers approximately 3,464 sq ft of living area on a 9,522 sq ft lot. Each of the three units features five rooms with three bedrooms, a full bath and a country-style kitchen. Property highlights include vinyl windows, hardwood floors, separate utilities, a two-car garage and additional off-street parking. Flexibility for extended family living or rental income. Convenient Fitchburg location with easy access to amenities. 24–48-hour notice required for showings.

Key facts

• Vinyl windows
• Separate utilities
• Two car garage

Tags

• THREE FAMILY RESIDENCE
• COUNTRY STYLE KITCHEN
• VINYL WINDOWS
• HARDWOOD FLOORS
• SEPARATE UTILITIES
• TWO CAR GARAGE

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.3-bath units multifamily listed at $550k.

Deal economics

• At list price, monthly cash flow is $908 ($11k/yr) — positive. Per door: $303/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $550k).
• Recommended offer: $517k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 4.0% in Fitchburg — 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 69/100 on livability (#137 in MA) — a middle-class / working-renter tenant base. Strengths: housing A+, commute A-, health & safety B+; Watch: employment D+, crime D, schools D-.
• Fitchburg (suburban): math 15% / reading 30% proficiency, ranked #282 of 302 in MA (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.1%/yr); 79 active listings in the ZIP; 2,293 units permitted in Worcester County in 2024 (1,205 in 5+ unit buildings).
• At $5,650/mo this rent would consume 93% of the median local household income ($73k/yr) (locally 1763% 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 $4k of loan paydown is wiped out by about $16k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($517k) is reasonable based on typical stale-listing flexibility.
• 3 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 $55k; list at $550k implies a 898% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $516,999 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. Crime grade is D 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?
9. 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.
10. 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.
11. 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: 1.03% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.07%
• DSCR: 1.31
• GRM: 8.1

CMA / ARV

• ARV (median comp): $544,676
• List price: $550,000
• Delta: 0.98%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9-11 Boylston St	0.38mi	6/3.0	3,376 (-2%)	1mo	$575,000	$170	76
22-24 Beekman St	0.23mi	6/3.0	3,716 (+7%)	2mo	$610,000	$164	74
21-23 Fulton St	0.29mi	6/3.0	3,354 (-3%)	15mo	$473,000	$141	67
74-76 Rainville	0.35mi	7/3.0 (+1)	3,212 (-7%)	10mo	$680,000	$212	56
62 Lancaster St	0.12mi	5/3.0 (-1)	3,069 (-11%)	21mo	$533,000	$174	51
91 Payson St	0.61mi	7/4.0 (+1)	3,523 (+2%)	18mo	$655,000	$186	47
20 Nashua St	0.47mi	7/3.0 (+1)	3,029 (-13%)	18mo	$650,000	$215	35
28 Portland St	0.45mi	6/3.0	3,000 (-13%)	24mo	$400,000	$133	35

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 · 3.06% rent growth · sell at horizon

5-year hold

• IRR: -5.4%
• Equity multiple: 0.80×
• Total profit: $-31,039
• Equity at exit: $82,007

10-year hold

• IRR: 4.3%
• Equity multiple: 1.32×
• Total profit: $48,547
• Equity at exit: $47,554

Cash invested: $154,000 (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 01420

• Home prices YoY: -25.2%
• Rents YoY: 3.1%
• Active inventory: 79
• Price-to-rent: 24.3×

Monthly cashflow live

• Estimated rent: $5,650 high
• Mortgage (P&I): −$2,884
• Tax from tax record: −$442 /mo · $5,309/yr
• Insurance: −$229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,186
• Net cashflow: $908

Break-even live

Break-even rent $4,501

Max offer price $550,000

Occupancy floor 79%

Sensitivity live

Price	-10% $1,219	-5% $1,063	+0% $908	+5% $752	+10% $596
Rent	-10% $461	-5% $684	+0% $908	+5% $1,131	+10% $1,354
Rate	-1.0pp $1,185	-0.5pp $1,048	base $908	+0.5pp $765	+1.0pp $620

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1.3	$5,649
Total (3 units)			$5,650

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: $137,500
• Closing costs: $16,500
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-01
   days on market $550,000 Active 85 DOM
2. 2026-05-31
   days on market $550,000 Active 84 DOM
3. 2026-05-31
   days on market $550,000 Active 83 DOM
4. 2026-03-12
   status Back On Market 533-char remark

   Show marketing remark (533 chars)

   Fantastic opportunity: This expansive three-family residence offers approximately 3,464 sq ft of living area on a 9,522 sq ft lot. Each of the three units features five rooms with three bedrooms, a full bath and a country-style kitchen. Property highlights include vinyl windows, hardwood floors, separate utilities, a two-car garage and additional off-street parking. Flexibility for extended family living or rental income. Convenient Fitchburg location with easy access to amenities. 24–48-hour notice required for showings.

5. 2026-03-06
   historical 533-char remark

   Show marketing remark (533 chars)

   Fantastic opportunity: This expansive three-family residence offers approximately 3,464 sq ft of living area on a 9,522 sq ft lot. Each of the three units features five rooms with three bedrooms, a full bath and a country-style kitchen. Property highlights include vinyl windows, hardwood floors, separate utilities, a two-car garage and additional off-street parking. Flexibility for extended family living or rental income. Convenient Fitchburg location with easy access to amenities. 24–48-hour notice required for showings.

6. 2026-03-02
   listed $550,000 New 533-char remark

   Show marketing remark (533 chars)

   Fantastic opportunity: This expansive three-family residence offers approximately 3,464 sq ft of living area on a 9,522 sq ft lot. Each of the three units features five rooms with three bedrooms, a full bath and a country-style kitchen. Property highlights include vinyl windows, hardwood floors, separate utilities, a two-car garage and additional off-street parking. Flexibility for extended family living or rental income. Convenient Fitchburg location with easy access to amenities. 24–48-hour notice required for showings.

7. 2009-02-26
   soldstatus $55,125
8. 2008-04-22
   soldstatus $240,373
9. 2004-01-22
   soldstatus $273,000
10. 2004-01-22
    soldstatus $273,000
11. 2000-05-30
    soldstatus $130,000
12. 2000-05-26
    soldstatus $130,000 115-char remark

    Show marketing remark (115 chars)

    GREAT LOCATION THREE FAM WITH OFFICE IN BASEMENT GARAGE PARKS 5 CARS PLUS 4 OFF STREET SPACES NEED NOTICE TO SHOW

13. 2000-04-06
    historical 115-char remark

    Show marketing remark (115 chars)

    GREAT LOCATION THREE FAM WITH OFFICE IN BASEMENT GARAGE PARKS 5 CARS PLUS 4 OFF STREET SPACES NEED NOTICE TO SHOW

14. 2000-01-07
    listed $134,500 115-char remark

    Show marketing remark (115 chars)

    GREAT LOCATION THREE FAM WITH OFFICE IN BASEMENT GARAGE PARKS 5 CARS PLUS 4 OFF STREET SPACES NEED NOTICE TO SHOW

ⓘ 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: $5,309 · $442/mo
• Projected year-2 tax: $6,037 · $503/mo
• Expected delta: +$728/yr (+$61/mo · 13.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $67,800
• − Mortgage interest: −$30,809
• − Property taxes: −$5,309
• − Insurance: −$2,750
• − Repairs & maintenance: −$5,424
• − Management: −$5,424
• − Depreciation: −$16,000
• Taxable income: $2,084
• Est. tax owed @ 24.0%: −$500
• After-tax cash flow: $10,392/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: Fitchburg
• NCES district ID: 2504890
• Math proficiency: 15% ▼ -14.00%
• Reading proficiency: 30% ▼ -7.00%
• Median HH income: $48,430
• Composite: 19.78/100
• National rank: #8705
• State rank: #282 of 302 in MA

Livability — Fitchburg

• Score: 69/100
• State rank: #137
• US rank: #8435

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fitchburg, MA
• County: Worcester County · 487,911 people
• City population: 41,839
• Metro: Worcester, MA-CT
• Population (ZIP): 41,839
• Household income: $72,780
• Rent vs Own: 45.8% rent · 54.2% own
• Severe rent burden: 1763.0

Population outlook (Worcester County) Hauer SSP2

• Today (2025): 850,858 people
• By 2030: 860,403 · +1.1%
• By 2040: 869,902 · +2.2%
• By 2050: 869,110 · +2.1%
• By 2075: 870,120 · +2.3%
• By 2100: 829,703 · -2.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 57% Hispanic / Latino 30% Two or more races 19% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 20% Dominican 2%
• Common ancestry: Lithuanian 8% Romanian 3% Slovak 1%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 71% English-only · Spanish 22% French/Haitian/Cajun 3% Other Indo-European 2%

Political lean MEDSL · Worcester

• 2024 margin: D (+10.0) · D 53.9% · R 43.9% · Other 2.2%
• 2008→2024 swing: -3.8pp toward R · 2008: 13.8pp · 2024: 10.0pp
• All cycles: 2024: D+10.0 2020: D+17.8 2016: D+10.5 2012: D+9.2 2008: D+13.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -102.11%
• Current HPI: 303.1067
• Rent YoY: ▲ 3.06%
• Metro: Worcester, MA-CT
• 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

+308.9% since first listed

11 events — show timeline

• 2026-03-12 Relisted — MLS PIN
• 2026-03-06 Listing Removed — MLS PIN
• 2026-03-02 Listed $550,000 MLS PIN
• 2009-02-26 Sold (Public Records) $55,125 Public Records
• 2008-04-22 Sold (Public Records) $240,373 Public Records
• 2004-01-22 Sold (Public Records) $273,000 Public Records
• 2004-01-22 Sold (Public Records) $273,000 Public Records
• 2000-05-30 Sold (Public Records) $130,000 Public Records
• 2000-05-26 Sold (MLS) $130,000 MLS PIN
• 2000-04-06 Listing Removed — MLS PIN
• 2000-01-07 Listed $134,500 MLS PIN

Property tax history

+4.3%/yr

Latest (2022): $5,309 · +11.3% YoY. Source: county tax records.