14 Leon St · Webster, MA 06277

$330,000

3 bd · 1.5 ba · 1,152 sqft · SingleFamily public records · 23 Days on market

Built 1963 Est $369k · 10% under

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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 +15.6/30.0
• ARV discount +12.2/15.0
• DSCR +4.8/10.0
• 1% rule +3.8/10.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful, quiet, and friendly neighborhood. Close to 395 and located on the CT/MA state line. Newer roof, furnace, water heater, main bath, and solar all within the last 7-8 years. Hardwoods throughout. Solar lease is $69.99 a month and covers the electric April thru Oct! There & acirc; & euro; & trade; s about 12 years of payments remaining on the solar lease. The house needs work: kitchen floor, doors, windows, mice ate the electrical to the garage (I think?) so I & acirc; & euro; & trade; m using an extension cord from the basement. Little leak in the pipe from the well. The house would be perfect for someone that & acirc; & euro; & trade; s handy! It

Key facts

• Newer furnace
• Newer roof
• Close to 395

Tags

• QUIET NEIGHBORHOOD
• CLOSE TO 395
• NEWER ROOF
• NEWER FURNACE
• NEWER WATER HEATER
• NEWER MAIN BATH

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $290k (12.3% below list).
• Recommended offer: $290k (12.3% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.2% in Webster — 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 65/100 on livability (#183 in MA) — a middle-class / working-renter tenant base. Strengths: health & safety A+, housing A; Watch: crime D-, amenities F, commute F.
• Thompson School District (suburban): math 22% / reading 38% proficiency, ranked #124 of 153 in CT (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mary R. Fisher Elementary School (math 32% / reading 37%, grade F, #340 of 553 statewide, top 63%, 396 students, 43% FRL); Thompson Middle School (math 18% / reading 37%, grade F, #148 of 175 statewide, top 84%, 285 students, 43% FRL); Tourtellotte Memorial High School (math 15% / reading 54%, grade F, #119 of 194 statewide, top 62%, 220 students, 40% FRL) — zoned schools average 42% FRL vs 26% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 1 comparable units currently listed for rent nearby; 149 units permitted in Northeastern Connecticut Planning Region in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($325k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $70k; list at $330k implies a 371% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 53% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $289,500 (12.3% below list)

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.88% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.77%
• DSCR: 1.08
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $368,640
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
51 Becola Rd	0.45mi	3/2.0	1,180 (+2%)	7mo	$565,000	$479	67
41 Elaine St	0.10mi	3/1.0	1,304 (+13%)	12mo	$374,900	$288	61
14 Colonial Rd	0.45mi	3/1.5	1,248 (+8%)	6mo	$399,900	$320	60
375 Thompson Rd	0.40mi	2/2.0 (-1)	1,232 (+7%)	9mo	$364,000	$295	56
103 Lakeside Ave	0.67mi	3/2.0	1,215 (+6%)	8mo	$575,000	$473	51
7 Colonial Rd	0.33mi	3/2.0	1,288 (+12%)	21mo	$380,000	$295	45
20 Center St	0.55mi	2/1.0 (-1)	1,012 (-12%)	14mo	$402,250	$397	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.5%
• Equity multiple: 0.51×
• Total profit: $-44,817
• Equity at exit: $49,204

10-year hold

• IRR: -4.6%
• Equity multiple: 0.70×
• Total profit: $-27,979
• Equity at exit: $28,532

Cash invested: $92,400 (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 06277

• Home prices YoY: -17.4%
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,895 medium
• Mortgage (P&I): −$1,731
• Tax from tax record: −$282 /mo · $3,390/yr
• Insurance: −$138
• HOA: −$0
• Vacancy / Maint / Mgmt: −$608
• Net cashflow: $136

Break-even live

Break-even rent $2,722

Max offer price $330,000

Occupancy floor 90%

Sensitivity live

Price	-10% $323	-5% $230	+0% $136	+5% $43	+10% $-50
Rent	-10% $-92	-5% $22	+0% $136	+5% $251	+10% $365
Rate	-1.0pp $303	-0.5pp $220	base $136	+0.5pp $51	+1.0pp $-36

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
52 Point Pleasant Rd Unit 52 Webster, MA	3.0	2.5	1460	$2,895	$1.98	45d	1	1.04mi

Listing history 18 events

1. 2026-06-22
   days on market $330,000 Active 23 DOM
2. 2026-06-18
   days on market $330,000 Active 20 DOM
3. 2026-06-17
   days on market $330,000 Active 19 DOM
4. 2026-06-16
   days on market $330,000 Active 18 DOM
5. 2026-06-15
   days on market $330,000 Active 17 DOM
6. 2026-06-14
   days on market $330,000 Active 15 DOM
7. 2026-06-13
   days on market $330,000 Active 14 DOM
8. 2026-06-10
   days on market $330,000 Active 12 DOM
9. 2026-06-09
   days on market $330,000 Active 11 DOM
10. 2026-06-08
    days on market $330,000 Active 10 DOM
11. 2026-06-07
    days on market $330,000 Active 9 DOM
12. 2026-06-05
    days on market $330,000 Active 6 DOM
13. 2026-06-03
    days on market $330,000 Active 5 DOM
14. 2026-06-02
    days on market $330,000 Active 4 DOM
15. 2026-06-01
    days on market $330,000 Active 3 DOM
16. 2026-05-31
    days on market $330,000 Active 2 DOM
17. 2026-05-31
    remarks 663-char remark
18. 2026-05-31
    listed $330,000 Active 1 DOM

ⓘ 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: $3,390 · $282/mo
• Projected year-2 tax: $3,724 · $310/mo
• Expected delta: +$334/yr (+$28/mo · 9.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 53% 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: $34,740
• − Mortgage interest: −$18,485
• − Property taxes: −$3,390
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,779
• − Management: −$2,779
• − Depreciation: −$9,600
• Taxable loss: −$3,944
• Est. tax savings @ 24.0%: +$946
• After-tax cash flow: $2,584/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: Thompson School District
• NCES district ID: 0904530
• Math proficiency: 22% ▼ -9.00%
• Reading proficiency: 38% ▼ -3.00%
• Median HH income: $66,009
• Composite: 27.67/100
• National rank: #6914
• State rank: #124 of 153 in CT

Livability — Webster

• Score: 65/100
• State rank: #183
• US rank: #13047

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 17,748
• Population (ZIP): 4,023

Population outlook (Northeastern Connecticut County) Hauer SSP2

• By 2040: 104,160

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 11% Hispanic / Latino 10%
• Hispanic origin (detail): Puerto Rican 7%
• Common ancestry: Lithuanian 17% Romanian 14% Slovak 2%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 3%

Political lean MEDSL · Northeastern Connecticut

• 2024 margin: R (+15.4) · D 41.5% · R 57.0% · Other 1.5%
• All cycles: 2024: R+15.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.94%
• Current HPI: 232.8063
• Rent YoY: —
• Metro: —
• 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

+371.4% since first listed

2 events — show timeline

• 2026-05-30 Listed $330,000 FSBO.com
• 1999-08-20 Sold (Public Records) $70,000 Public Records

Property tax history

+2.8%/yr

Latest (2023): $3,390 · +3.9% YoY. Source: county tax records.