7-A Versailles St · Marlborough, MA 01752

$399,000

3 bd · 1.0 ba · 1,416 sqft · SingleFamily · 94 Days on market

Built 1880 10,018 sqft lot $282/sqft · 19% below area Est $493k · 19% 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).

• ARV discount +15.0/15.0
• Cash flow +11.5/30.0
• Livability +3.8/5.0
• DSCR +3.4/10.0
• 1% rule +3.3/10.0
• Rent growth +2.8/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Best Buy! Colonial with refinished hardwood floors, bright and sunny throughout. The second floor offers three good-sized bedrooms, with hardwood floors in two and carpet in the third. A possible fourth bedroom or office is located on the first floor next to the kitchen. Refinished floors in the dining and living rooms.Great-sized driveway on the left side of the house and a large backyard, perfect for BBQs or a swing set. Excellent commuting location with easy access to Rt. 20 and 495. Conveniently located near Williams Lake, parks, shops, and restaurants.

Key facts

• Easy access to rt 20
• Large backyard
• 0.23 acre lot

Tags

• REFINISHED HARDWOOD FLOORS
• POSSIBLE FOURTH BEDROOM
• LARGE BACKYARD
• EXCELLENT COMMUTING LOCATION
• EASY ACCESS TO RT 20

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $399k.

Deal economics

• At list price, monthly cash flow is $-131 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $380k (4.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $332k (16.7% below list).
• Recommended offer: $332k (16.7% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.0% in Marlborough — 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 76/100 on livability (#59 in MA, #3,372 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: crime C-, amenities F, cost of living F.
• Marlborough (suburban): math 23% / reading 34% proficiency, ranked #250 of 302 in MA (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Richer (math 20% / reading 31%, grade F, #713 of 938 statewide, top 76%, 533 students, 0% FRL); 1 Lt Charles W. Whitcomb School (math 22% / reading 28%, grade F, #234 of 305 statewide, top 77%, 1,044 students, 0% FRL); Marlborough High (math 42% / reading 43%, grade F, #212 of 343 statewide, top 62%, 1,064 students, 0% FRL) — zoned schools average 0% FRL vs 38% district-wide (38 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+1.2%/yr); 74 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 3,670 units permitted in Middlesex County in 2024 (2,611 in 5+ unit buildings).
• This rent runs 43% of the median local income ($92k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Middlesex County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($363k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $332,437 (16.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-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. 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?
8. 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.
9. 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.
10. 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: 0.83% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.41%
• DSCR: 0.94
• GRM: 10.0

CMA / ARV

• ARV (median comp): $493,178
• List price: $399,000
• Delta: -19.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Paris St	0.10mi	3/1.5	1,309 (-8%)	6mo	$415,000	$317	76
30 Franklin St	0.26mi	3/2.0	1,512 (+7%)	2mo	$510,000	$337	71
14 Boudreau Ave	0.40mi	3/1.0	1,437 (+2%)	9mo	$530,000	$369	71
102 Liberty St	0.49mi	3/2.0	1,400 (-1%)	1mo	$420,000	$300	71
58 Howland St	0.34mi	3/1.0	1,358 (-4%)	8mo	$425,000	$313	70
94 Liberty St	0.49mi	3/1.0	1,269 (-10%)	1mo	$470,000	$370	59
29 Elm St	0.44mi	4/2.0 (+1)	1,500 (+6%)	6mo	$475,000	$317	56
14 Mountain Ave	0.52mi	3/2.0	1,466 (+4%)	12mo	$522,500	$356	56
211 Lincoln St	0.71mi	3/1.5	1,335 (-6%)	2mo	$405,000	$303	54
73 Howland St	0.38mi	3/2.0	1,260 (-11%)	8mo	$499,900	$397	54
130 Hudson St	0.75mi	3/2.0	1,483 (+5%)	6mo	$530,000	$357	48
36 Bicknell St	0.73mi	3/1.0	1,258 (-11%)	10mo	$422,000	$335	39

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 · 1.16% rent growth · sell at horizon

5-year hold

• IRR: -20.7%
• Equity multiple: 0.29×
• Total profit: $-79,002
• Equity at exit: $59,492

10-year hold

• IRR: -18.7%
• Equity multiple: 0.08×
• Total profit: $-103,246
• Equity at exit: $34,498

Cash invested: $111,720 (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 01752

• Rents YoY: 1.2%
• Active inventory: 74
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $3,324 medium
• Mortgage (P&I): −$2,092
• Tax est. 1.5%: −$499 /mo · $5,985/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$698
• Net cashflow: $-131

Break-even live

Break-even rent $3,490

Max offer price $380,023

Occupancy floor 99%

Sensitivity live

Price	-10% $145	-5% $7	+0% $-131	+5% $-269	+10% $-407
Rent	-10% $-394	-5% $-262	+0% $-131	+5% $0	+10% $131
Rate	-1.0pp $70	-0.5pp $-30	base $-131	+0.5pp $-235	+1.0pp $-340

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
303 Lincoln St Marlborough, MA	1.0–2.0	1.0–2.0	1018	$3,773	$3.70	0d	51	0.51mi
57 Main St Marlborough, MA	1.0–2.0	1.0–2.0	898	$4,107	$4.57	0d	87	0.91mi
175 Maple St Marlborough, MA	2.0	2.0	1121	$2,500	$2.23	0d	1	0.98mi
19 Royal Crest Dr Marlborough, MA	1.0–2.0	1.0	850	$2,380	$2.80	0d	59	1.50mi

Listing history 15 events

1. 2026-06-21
   days on market $399,000 Active 94 DOM
2. 2026-06-18
   days on market $399,000 Active 91 DOM
3. 2026-06-17
   days on market $399,000 Active 90 DOM
4. 2026-06-16
   days on market $399,000 Active 89 DOM
5. 2026-06-15
   days on market $399,000 Active 88 DOM
6. 2026-06-13
   days on market $399,000 Active 86 DOM
7. 2026-06-09
   days on market $399,000 Active 82 DOM
8. 2026-06-08
   days on market $399,000 Active 81 DOM
9. 2026-06-07
   days on market $399,000 Active 80 DOM
10. 2026-06-04
    days on market $399,000 Active 77 DOM
11. 2026-06-03
    days on market $399,000 Active 76 DOM
12. 2026-06-02
    days on market $399,000 Active 75 DOM
13. 2026-06-01
    days on market $399,000 Active 74 DOM
14. 2026-05-31
    days on market $399,000 Active 73 DOM
15. 2026-03-19
    listed $399,000 New 563-char remark

    Show marketing remark (563 chars)

    Best Buy! Colonial with refinished hardwood floors, bright and sunny throughout. The second floor offers three good-sized bedrooms, with hardwood floors in two and carpet in the third. A possible fourth bedroom or office is located on the first floor next to the kitchen. Refinished floors in the dining and living rooms.Great-sized driveway on the left side of the house and a large backyard, perfect for BBQs or a swing set. Excellent commuting location with easy access to Rt. 20 and 495. Conveniently located near Williams Lake, parks, shops, and restaurants.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $39,892
• − Mortgage interest: −$22,350
• − Property taxes: −$5,985
• − Insurance: −$1,995
• − Repairs & maintenance: −$3,191
• − Management: −$3,191
• − Depreciation: −$11,607
• Taxable loss: −$8,428
• Est. tax savings @ 24.0%: +$2,023
• After-tax cash flow: $449/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: Marlborough
• NCES district ID: 2507320
• Math proficiency: 23% ▼ -14.00%
• Reading proficiency: 34% ▼ -9.00%
• Median HH income: $71,601
• Composite: 26.98/100
• National rank: #7072
• State rank: #250 of 302 in MA

Livability — Marlborough

• Score: 76/100
• State rank: #59
• US rank: #3372

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marlborough, MA
• County: Middlesex County · 1,437,704 people
• City population: 41,647
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 41,647
• Household income: $91,968
• Rent vs Own: 44.0% rent · 56.0% own
• Severe rent burden: 2171.0

Population outlook (Middlesex County) Hauer SSP2

• Today (2025): 1,740,269 people
• By 2030: 1,817,187 · +4.4%
• By 2040: 1,963,195 · +12.8%
• By 2050: 2,087,461 · +20.0%
• By 2075: 2,344,036 · +34.7%
• By 2100: 2,383,776 · +37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 59% Hispanic / Latino 17% Two or more races 16% Asian 5% Black 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Estonian 11% Lithuanian 4% Russian 3%
• Foreign-born: 29% · Canada, China, Jamaica
• Languages at home: 60% English-only · Other Indo-European 20% Spanish 15% French/Haitian/Cajun 1%

Political lean MEDSL · Middlesex

• 2024 margin: Solid D (+39.5) · D 68.5% · R 29.0% · Other 2.5%
• 2008→2024 swing: +9.3pp toward D · 2008: 30.1pp · 2024: 39.5pp
• All cycles: 2024: D+39.5 2020: D+45.2 2016: D+38.1 2012: D+26.9 2008: D+30.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -415.20%
• Current HPI: 269.0905
• Rent YoY: ▲ 1.16%
• 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

1 event — show timeline

• 2026-03-19 Listed $399,000 MLS PIN