53 Union St · Athol, MA 01331

$425,000

5 bd · 5.0 ba · 3,250 sqft · MultiFamily public records · 34 Days on market

Built 1920 4,366 sqft lot $131/sqft · 30% above area Est $326k · 30% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

4-Family home close to park and conveniences.

Key facts

• Separate utilities
• Off street parking
• Newer roof

Tags

• INCOME GENERATING PROPERTY
• SEPARATE UTILITIES
• NEWER ROOF
• OFF STREET PARKING
• MINUTES FROM DOWNTOWN
• EASY ACCESS TO ROUTE 2

Property features AI

Finance

• HOA & community: Nearby public transportation and shopping

Exterior

• Parking: Four off-street parking spaces
• Utilities: Public water; Public sewer
• Home design: Four-family property; Four stories total; Approximately 3,250 total building area
• Construction: Frame construction; Stone foundation; Shingle roof; Year built as approximate (from public records)
• Exterior features: Corner lot; Public road frontage

Interior

• Kitchen: Kitchen included
• Flooring: Varied flooring
• Bathrooms: Four full bathrooms
• Heating & cooling: Wall unit cooling
• Interior features: Total of 13 rooms; Kitchen

What this means for you Summary

Snapshot

• This is a 3×1bd/1ba + 1×2bd/1ba units multifamily listed at $425k.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive. Per door: $521/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $425k).
• Recommended offer: $412k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.2% vs local median 4.0% in Athol — 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 74/100 on livability (#84 in MA, #4,383 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A-; Watch: employment D, schools F, amenities F.
• Athol-Royalston (town): math 22% / reading 33% proficiency, ranked #265 of 302 in MA (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 42 active listings in the ZIP; 2,293 units permitted in Worcester County in 2024 (1,205 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $119k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($412k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 14y 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 $65k; list at $425k implies a 554% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $412,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% 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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.43% ✓
• Cap rate: 12.18%
• Cash-on-cash: 21.02%
• DSCR: 1.94
• GRM: 5.8

CMA / ARV

• ARV (median comp): $326,464
• List price: $425,000
• Delta: 30.18%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
129 Union St	0.07mi	6/2.0 (+1)	3,248 (-0%)	16mo	$440,000	$135	67
57-59 Cottage St	0.42mi	5/2.0	3,090 (-5%)	5mo	$440,000	$142	56
71-73 Sanders St	0.36mi	6/4.0 (+1)	3,113 (-4%)	23mo	$400,000	$128	48
227 Riverbend St	0.64mi	6/2.5 (+1)	3,002 (-8%)	1mo	$449,998	$150	41
22 Allen St	0.59mi	6/3.0 (+1)	2,868 (-12%)	2mo	$320,000	$112	38
64 Prospect St	0.50mi	6/3.0 (+1)	3,727 (+15%)	22mo	$349,900	$94	21
138 Cottage St	0.45mi	4/2.0 (-1)	2,763 (-15%)	23mo	$308,000	$111	18

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: 1.54×
• Total profit: $63,860
• Equity at exit: $63,369

10-year hold

• IRR: 22.3%
• Equity multiple: 2.90×
• Total profit: $226,409
• Equity at exit: $36,746

Cash invested: $119,000 (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 01331

• Home prices YoY: -9.9%
• Active inventory: 42
• Price-to-rent: 23.5×

Monthly cashflow live

• Estimated rent: $6,087 high
• Mortgage (P&I): −$2,229
• Tax from tax record: −$318 /mo · $3,820/yr
• Insurance: −$177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,278
• Net cashflow: $2,085

Break-even live

Break-even rent $3,448

Max offer price $425,000

Occupancy floor 61%

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

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$4,518
1× unit	2	1	$1,568
Total (4 units)			$6,087

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Listing history 41 events

1. 2026-06-18
   days on market $425,000 Active 34 DOM
2. 2026-06-17
   days on market $425,000 Active 33 DOM
3. 2026-06-16
   days on market $425,000 Active 32 DOM
4. 2026-06-15
   days on market $425,000 Active 31 DOM
5. 2026-06-13
   days on market $425,000 Active 29 DOM
6. 2026-06-12
   days on market $425,000 Active 28 DOM
7. 2026-06-09
   days on market $425,000 Active 25 DOM
8. 2026-06-08
   days on market $425,000 Active 24 DOM
9. 2026-06-07
   days on market $425,000 Active 23 DOM
10. 2026-06-07
    days on market $425,000 Active 22 DOM
11. 2026-06-04
    days on market $425,000 Active 19 DOM
12. 2026-06-02
    days on market $425,000 Active 18 DOM
13. 2026-06-01
    days on market $425,000 Active 17 DOM
14. 2026-05-31
    days on market $425,000 Active 16 DOM
15. 2026-05-31
    days on market $425,000 Active 15 DOM
16. 2026-05-15
    listed $425,000 New 642-char remark
17. 2014-05-13
    soldstatus $65,000 Sold 45-char remark

    Show marketing remark (45 chars)

    4-Family home close to park and conveniences.

18. 2014-04-16
    status Under Agreement 45-char remark

    Show marketing remark (45 chars)

    4-Family home close to park and conveniences.

19. 2014-04-16
    historical 45-char remark

    Show marketing remark (45 chars)

    4-Family home close to park and conveniences.

20. 2014-04-05
    historical Contingent 45-char remark

    Show marketing remark (45 chars)

    4-Family home close to park and conveniences.

21. 2014-03-31
    price $69,900 Back On Market 45-char remark

    Show marketing remark (45 chars)

    4-Family home close to park and conveniences.

22. 2014-03-31
    status Back On Market 45-char remark

    Show marketing remark (45 chars)

    4-Family home close to park and conveniences.

23. 2014-03-27
    historical 45-char remark

    Show marketing remark (45 chars)

    4-Family home close to park and conveniences.

24. 2014-03-24
    price $55,500 Price Changed 45-char remark

    Show marketing remark (45 chars)

    4-Family home close to park and conveniences.

25. 2014-03-19
    price $82,500 Price Changed 45-char remark

    Show marketing remark (45 chars)

    4-Family home close to park and conveniences.

26. 2014-01-16
    status Reactivated 45-char remark

    Show marketing remark (45 chars)

    4-Family home close to park and conveniences.

27. 2014-01-16
    historical 45-char remark

    Show marketing remark (45 chars)

    4-Family home close to park and conveniences.

28. 2013-11-19
    price $89,900 Price Changed 45-char remark

    Show marketing remark (45 chars)

    4-Family home close to park and conveniences.

29. 2013-11-16
    status Reactivated 45-char remark

    Show marketing remark (45 chars)

    4-Family home close to park and conveniences.

30. 2013-11-16
    historical 45-char remark

    Show marketing remark (45 chars)

    4-Family home close to park and conveniences.

31. 2013-09-17
    price $97,500 Price Changed 45-char remark

    Show marketing remark (45 chars)

    4-Family home close to park and conveniences.

32. 2013-05-22
    status Reactivated 45-char remark

    Show marketing remark (45 chars)

    4-Family home close to park and conveniences.

33. 2013-03-28
    historical 45-char remark

    Show marketing remark (45 chars)

    4-Family home close to park and conveniences.

34. 2013-02-18
    status Reactivated 45-char remark

    Show marketing remark (45 chars)

    4-Family home close to park and conveniences.

35. 2013-02-16
    historical 45-char remark

    Show marketing remark (45 chars)

    4-Family home close to park and conveniences.

36. 2012-12-06
    price $101,000 Price Changed 45-char remark

    Show marketing remark (45 chars)

    4-Family home close to park and conveniences.

37. 2012-10-24
    price $121,000 Price Changed 45-char remark

    Show marketing remark (45 chars)

    4-Family home close to park and conveniences.

38. 2012-10-17
    status Reactivated 45-char remark

    Show marketing remark (45 chars)

    4-Family home close to park and conveniences.

39. 2012-10-16
    historical 45-char remark

    Show marketing remark (45 chars)

    4-Family home close to park and conveniences.

40. 2012-04-26
    price $131,000 Price Changed 45-char remark

    Show marketing remark (45 chars)

    4-Family home close to park and conveniences.

41. 2012-03-16
    listed $159,900 New 45-char remark

    Show marketing remark (45 chars)

    4-Family home close to park and conveniences.

ⓘ 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: $3,820 · $318/mo
• Projected year-2 tax: $4,524 · $377/mo
• Expected delta: +$704/yr (+$59/mo · 18.4%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate 12% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 8 d/yr ≥93°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $73,044
• − Mortgage interest: −$23,807
• − Property taxes: −$3,820
• − Insurance: −$2,125
• − Repairs & maintenance: −$5,844
• − Management: −$5,844
• − Depreciation: −$12,364
• Taxable income: $19,242
• Est. tax owed @ 24.0%: −$4,618
• After-tax cash flow: $20,397/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: Athol-Royalston
• NCES district ID: 2502160
• Math proficiency: 22% ▼ -14.00%
• Reading proficiency: 33% ▼ -5.00%
• Median HH income: $49,570
• Composite: 24.05/100
• National rank: #7764
• State rank: #265 of 302 in MA

Livability — Athol

• Score: 74/100
• State rank: #84
• US rank: #4383

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Athol, MA
• Population (ZIP): 13,865

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: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 5% Two or more races 4% Black 2%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Lithuanian 14% Romanian 6% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 2% French/Haitian/Cajun 2% German/W. Germanic 1%

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: ▼ -37.02%
• Current HPI: 336.1238
• 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

+165.8% since first listed

26 events — show timeline

• 2026-05-15 Listed $425,000 MLS PIN
• 2014-05-13 Sold (MLS) $65,000 MLS PIN
• 2014-04-16 Relisted — MLS PIN
• 2014-04-16 Listing Removed — MLS PIN
• 2014-04-05 Contingent — MLS PIN
• 2014-03-31 Relisted — MLS PIN
• 2014-03-31 Price Changed $69,900 MLS PIN
• 2014-03-27 Listing Removed — MLS PIN
• 2014-03-24 Price Changed $55,500 MLS PIN
• 2014-03-19 Price Changed $82,500 MLS PIN
• 2014-01-16 Relisted — MLS PIN
• 2014-01-16 Listing Removed — MLS PIN
• 2013-11-19 Price Changed $89,900 MLS PIN
• 2013-11-16 Relisted — MLS PIN
• 2013-11-16 Listing Removed — MLS PIN
• 2013-09-17 Price Changed $97,500 MLS PIN
• 2013-05-22 Relisted — MLS PIN
• 2013-03-28 Listing Removed — MLS PIN
• 2013-02-18 Relisted — MLS PIN
• 2013-02-16 Listing Removed — MLS PIN
• 2012-12-06 Price Changed $101,000 MLS PIN
• 2012-10-24 Price Changed $121,000 MLS PIN
• 2012-10-17 Relisted — MLS PIN
• 2012-10-16 Listing Removed — MLS PIN
• 2012-04-26 Price Changed $131,000 MLS PIN
• 2012-03-16 Listed $159,900 MLS PIN

Property tax history

+3.9%/yr

Latest (2023): $3,820 · +47.4% YoY. Source: county tax records.