234 Low St #21 · Newburyport, MA 01950

$229,000

1 bd · 1.0 ba · 619 sqft · Condo public records · 55 Days on market

Built 1968 $370/sqft · at area comps Est $240k · at est. $360/mo HOA · 15% of rent

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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 +16.1/30.0
• ARV discount +9.6/15.0
• 1% rule +5.6/10.0
• Schools +5.1/10.0
• DSCR +5.0/10.0
• Rent growth +4.7/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bright, sunny and affordable top floor one bedroom condo in convenient Newburyport location makes a great opportunity for home owner and investor alike. You can walk to numerous amenities from this garden-style condo - restaurants, shopping, two grocery stores, pharmacy, gym, banks, 54 Bus to downtown/rail, Park and Ride and more. The unit has a desirable layout, large closet in bedroom, is freshly painted and touched up and has had thoughtful updates throughout the years. Laminate flooring in the kitchen and living room, the carpet in the bedroom is a few years old. Laundry on site, additional storage, parking included and a reasonable condo fee complete the package. Drive to MA and NH beaches, downtown Newburyport and Plum Island in minutes. Easy access to I95, I495, Rt 1 and the MBTA Commuter Rail. Newburyport is one of the most desirable communities on the North Shore. Come take a look. INVESTORS- market rent $1200+

Key facts

• Updated kitchen
• Efficient layout
• $360 HOA

Tags

• UPDATED KITCHEN
• EFFICIENT LAYOUT

Property features AI

Finance

• Other: Address: 234 Low St #21, Newburyport MA 01950; Listing status: Active
• HOA & community: Monthly association fee of $360; HOA covers water, sewer, insurance, building and grounds maintenance, snow removal, and trash; Community amenities include public transportation, shopping, tennis courts, medical facility, laundromat, highway access, and public schools; Not a senior community; No pets allowed

Exterior

• Parking: One assigned off-street parking space
• Security: Intercom entry system
• Utilities: Public water; Public sewer; Electric service for oven
• Home design: Condominium in a garden-style building; Unit entry on third level; unit placed upper; Shingle roof; Building name: Newport Condos; Approximately built (year from public records)
• Construction: Garden-style structure; Shingle roof
• Exterior features: Patio; River frontage

Interior

• Kitchen: Electric oven
• Bedrooms: Master bedroom located on the third level
• Flooring: Wood flooring; Carpeted areas
• Bathrooms: One full bathroom (located on the third level)
• Heating & cooling: Electric baseboard heating; Window air conditioning unit(s)
• Interior features: Intercom system; Three total rooms

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $229k.

Deal economics

• At list price, monthly cash flow is $118 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $229k).
• Recommended offer: $222k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 1.7% in Newburyport — 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 80/100 on livability (#34 in MA, #1,642 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, health & safety A+; Watch: amenities F, cost of living F.
• Newburyport (suburban): math 49% / reading 64% proficiency, ranked #77 of 302 in MA (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 8% free/reduced lunch — higher-income household profile.
• Zoned schools: Francis T Bresnahan Elementary (math 52% / reading 77%, grade B, #120 of 938 statewide, top 14%, 575 students, 0% FRL); Newburyport High (math 77% / reading 87%, grade A, #33 of 343 statewide, top 11%, 820 students, 0% FRL).
• Zoned-school proficiency averages 73% at this address vs 56% district-wide (+17 pts) — the actual schools serving this property are materially stronger than the Newburyport average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+8.7%/yr); 47 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 1,032 units permitted in Essex County in 2024 (590 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 $7k of value loss. Plan a longer hold.
• Essex County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $64k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask has dropped $16k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $141k; list at $229k implies a 62% gain — meaningful room to come down on a strong offer.

Recommended offer $222,130 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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.
8. 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.
9. 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: 1.06% ✓
• Cap rate: 6.91%
• Cash-on-cash: 2.21%
• DSCR: 1.10
• GRM: 7.9

CMA / ARV

• ARV (median comp): $239,991
• List price: $229,000
• Delta: -4.58%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -6.6%
• Equity multiple: 0.74×
• Total profit: $-16,624
• Equity at exit: $34,145

10-year hold

• IRR: 8.8%
• Equity multiple: 1.84×
• Total profit: $54,099
• Equity at exit: $19,800

Cash invested: $64,120 (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 01950

• Rents YoY: 8.7%
• Active inventory: 47
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,420 medium
• Mortgage (P&I): −$1,201
• Tax from tax record: −$137 /mo · $1,646/yr
• Insurance: −$95
• HOA: −$360
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $118

Break-even live

Break-even rent $2,270

Max offer price $229,000

Occupancy floor 90%

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
236 Low St #6 Newburyport, MA	1.0	1.0	604	$2,300	$3.81	1d	1	0.04mi
402 Merrimac St Newburyport, MA	1.0	1.0	650	$2,300	$3.54	1d	1	0.99mi

HOA detail condo

• Monthly dues: $360 · $4,320/yr
• Likely covers: gymparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-18
   days on market $229,000 Active 55 DOM
2. 2026-06-17
   days on market $229,000 Active 54 DOM
3. 2026-06-16
   days on market $229,000 Active 53 DOM
4. 2026-06-15
   days on market $229,000 Active 52 DOM
5. 2026-06-13
   days on market $229,000 Active 50 DOM
6. 2026-06-13
   days on market $229,000 Active 49 DOM
7. 2026-06-09
   days on market $229,000 Active 46 DOM
8. 2026-06-08
   days on market $229,000 Active 45 DOM
9. 2026-06-07
   days on market $229,000 Active 44 DOM
10. 2026-06-04
    statusdays on market $229,000 Active 41 DOM
11. 2026-06-03
    days on market $229,000 Price Changed 40 DOM
12. 2026-06-02
    days on market $229,000 Price Changed 39 DOM
13. 2026-06-01
    days on market $229,000 Price Changed 38 DOM
14. 2026-05-31
    pricestatus $229,000 Price Changed 37 DOM
15. 2026-05-31
    days on market $245,000 Active 37 DOM
16. 2026-04-24
    listed $245,000 New 549-char remark
17. 2018-10-19
    soldstatus $141,000 Sold 943-char remark

    Show marketing remark (943 chars)

    Bright, sunny and affordable top floor one bedroom condo in convenient Newburyport location makes a great opportunity for home owner and investor alike. You can walk to numerous amenities from this garden-style condo - restaurants, shopping, two grocery stores, pharmacy, gym, banks, 54 Bus to downtown/rail, Park and Ride and more. The unit has a desirable layout, large closet in bedroom, is freshly painted and touched up and has had thoughtful updates throughout the years. Laminate flooring in the kitchen and living room, the carpet in the bedroom is a few years old. Laundry on site, additional storage, parking included and a reasonable condo fee complete the package. Drive to MA and NH beaches, downtown Newburyport and Plum Island in minutes. Easy access to I95, I495, Rt 1 and the MBTA Commuter Rail. Newburyport is one of the most desirable communities on the North Shore. Come take a look. INVESTORS- market rent $1200+

18. 2018-09-25
    status Contingent 943-char remark

    Show marketing remark (943 chars)

    Bright, sunny and affordable top floor one bedroom condo in convenient Newburyport location makes a great opportunity for home owner and investor alike. You can walk to numerous amenities from this garden-style condo - restaurants, shopping, two grocery stores, pharmacy, gym, banks, 54 Bus to downtown/rail, Park and Ride and more. The unit has a desirable layout, large closet in bedroom, is freshly painted and touched up and has had thoughtful updates throughout the years. Laminate flooring in the kitchen and living room, the carpet in the bedroom is a few years old. Laundry on site, additional storage, parking included and a reasonable condo fee complete the package. Drive to MA and NH beaches, downtown Newburyport and Plum Island in minutes. Easy access to I95, I495, Rt 1 and the MBTA Commuter Rail. Newburyport is one of the most desirable communities on the North Shore. Come take a look. INVESTORS- market rent $1200+

19. 2018-09-19
    listed $134,900 New 943-char remark

    Show marketing remark (943 chars)

    Bright, sunny and affordable top floor one bedroom condo in convenient Newburyport location makes a great opportunity for home owner and investor alike. You can walk to numerous amenities from this garden-style condo - restaurants, shopping, two grocery stores, pharmacy, gym, banks, 54 Bus to downtown/rail, Park and Ride and more. The unit has a desirable layout, large closet in bedroom, is freshly painted and touched up and has had thoughtful updates throughout the years. Laminate flooring in the kitchen and living room, the carpet in the bedroom is a few years old. Laundry on site, additional storage, parking included and a reasonable condo fee complete the package. Drive to MA and NH beaches, downtown Newburyport and Plum Island in minutes. Easy access to I95, I495, Rt 1 and the MBTA Commuter Rail. Newburyport is one of the most desirable communities on the North Shore. Come take a look. INVESTORS- market rent $1200+

20. 2012-07-27
    historical

    Show marketing remark (494 chars)

    This charming and updated condo is close to highway and commuter rail making it a commuters dream! Located on the top floor of this well established condo complex, 188.00 condo fee includes most everything plus only an additional 40.00 a month for electric (which includes heat!) makes this unit very economical to live in;! Close to Maudsley State Park, shopping and the thriving seaport of Newburyport, this is a must see. HURRY WILL NOT LAST AT THIS PRICE! CALL TODAY FOR A PRIVATE SHOWING.

21. 2012-07-26
    soldstatus $83,950 Sold

    Show marketing remark (494 chars)

    This charming and updated condo is close to highway and commuter rail making it a commuters dream! Located on the top floor of this well established condo complex, 188.00 condo fee includes most everything plus only an additional 40.00 a month for electric (which includes heat!) makes this unit very economical to live in;! Close to Maudsley State Park, shopping and the thriving seaport of Newburyport, this is a must see. HURRY WILL NOT LAST AT THIS PRICE! CALL TODAY FOR A PRIVATE SHOWING.

22. 2012-05-02
    historical Active (Accepted Offer to Purchase)

    Show marketing remark (494 chars)

    This charming and updated condo is close to highway and commuter rail making it a commuters dream! Located on the top floor of this well established condo complex, 188.00 condo fee includes most everything plus only an additional 40.00 a month for electric (which includes heat!) makes this unit very economical to live in;! Close to Maudsley State Park, shopping and the thriving seaport of Newburyport, this is a must see. HURRY WILL NOT LAST AT THIS PRICE! CALL TODAY FOR A PRIVATE SHOWING.

23. 2012-03-15
    listed $86,900 New

    Show marketing remark (494 chars)

    This charming and updated condo is close to highway and commuter rail making it a commuters dream! Located on the top floor of this well established condo complex, 188.00 condo fee includes most everything plus only an additional 40.00 a month for electric (which includes heat!) makes this unit very economical to live in;! Close to Maudsley State Park, shopping and the thriving seaport of Newburyport, this is a must see. HURRY WILL NOT LAST AT THIS PRICE! CALL TODAY FOR A PRIVATE SHOWING.

24. 2002-08-30
    soldstatus $105,000
25. 1987-03-05
    soldstatus $76,000

ⓘ 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: $1,646 · $137/mo
• Projected year-2 tax: $2,231 · $186/mo
• Expected delta: +$585/yr (+$49/mo · 35.6%)

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

Taxation est. · year 1

• Rental income: $29,038
• − Mortgage interest: −$12,828
• − Property taxes: −$1,646
• − Insurance: −$1,145
• − Repairs & maintenance: −$2,323
• − Management: −$2,323
• − HOA: −$4,320
• − Depreciation: −$6,662
• Taxable loss: −$2,208
• Est. tax savings @ 24.0%: +$530
• After-tax cash flow: $1,948/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: Newburyport
• NCES district ID: 2508580
• Math proficiency: 49% ▼ -9.00%
• Reading proficiency: 64% ▬ 0.00%
• Median HH income: $83,550
• Composite: 51.32/100
• National rank: #1741
• State rank: #77 of 302 in MA

Livability — Newburyport

• Score: 80/100
• State rank: #34
• US rank: #1642

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newburyport, MA
• County: Essex County · 632,995 people
• City population: 18,652
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 18,652
• Household income: $139,625
• Rent vs Own: 22.5% rent · 77.5% own
• Severe rent burden: 405.0

Population outlook (Essex County) Hauer SSP2

• Today (2025): 840,920 people
• By 2030: 872,201 · +3.7%
• By 2040: 927,918 · +10.3%
• By 2050: 970,206 · +15.4%
• By 2075: 1,077,993 · +28.2%
• By 2100: 1,103,053 · +31.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Lithuanian 8% Slovak 3% Romanian 3%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 2% German/W. Germanic 1%

Political lean MEDSL · Essex

• 2024 margin: Strong D (+20.3) · D 59.2% · R 38.9% · Other 1.9%
• 2008→2024 swing: 0.0pp no change · 2008: 20.3pp · 2024: 20.3pp
• All cycles: 2024: D+20.3 2020: D+29.1 2016: D+22.5 2012: D+16.2 2008: D+20.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -452.93%
• Current HPI: 319.4477
• Rent YoY: ▲ 8.72%
• Metro: Boston-Cambridge-Newton, MA-NH
• 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

+201.3% since first listed

11 events — show timeline

• 2026-05-31 Price Changed $229,000 MLS PIN
• 2026-04-24 Listed $245,000 MLS PIN
• 2018-10-19 Sold (MLS) $141,000 MLS PIN
• 2018-09-25 Pending — MLS PIN
• 2018-09-19 Listed $134,900 MLS PIN
• 2012-07-27 Listing Removed — MLS PIN
• 2012-07-26 Sold (MLS) $83,950 MLS PIN
• 2012-05-02 Contingent — MLS PIN
• 2012-03-15 Listed $86,900 MLS PIN
• 2002-08-30 Sold (Public Records) $105,000 Public Records
• 1987-03-05 Sold (Public Records) $76,000 Public Records

Property tax history

+2.8%/yr

Latest (2023): $1,646 · +9.2% YoY. Source: county tax records.