4 Maple Ave · Framingham, MA 01776

$485,000

1 bd · 1.0 ba · 480 sqft · SingleFamily public records · 44 Days on market

Built 1950 0.37 ac lot

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Why this score? — see what drove the F 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 +7.5/15.0
• Schools +7.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +2.1/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Mini house on corner of Rte 20 & Maple Ave. 71+ ft on Rte. 20. Possible home business with special permit. New w/w carpeting in LR, BR & Family room. New hot water heater.

Key facts

• Mature plantings
• Updated kitchen
• Remodeled bungalow

Tags

• REMODELED BUNGALOW
• UPDATED KITCHEN
• FINISHED WALK-OUT BASEMENT
• LARGE FENCED FRONT YARD
• MATURE PLANTINGS
• CLOSE PROXIMITY TO SHOPPING

Property features AI

Finance

• Other: Approximately 480 above-grade finished area and 480 below-grade finished area; Full finished walk-out basement
• HOA & community: Community amenities nearby include shopping, pool, tennis courts, parks, walk/jog trails, stables, golf, bike path, conservation area, and places of worship

Exterior

• Parking: Six off-street parking spaces on stone/gravel surface
• Utilities: Public water; Private sewer; 200+ amp electrical service; Gas for range
• Home design: Single family residence; Grey exterior; Entry level/main and basement (walk-out basement)
• Construction: Frame construction with block foundation; Shingle roof; Built originally per public records; renovated since
• Exterior features: Patio; Fenced yard; Garden; Corner lot with gentle slope; Public road frontage

Interior

• Kitchen: Laminate flooring, stone/granite/solid countertops, overhead lighting; Range, Dishwasher, Refrigerator
• Bedrooms: One main-level bedroom with closet and laminate flooring
• Flooring: Laminate; Tile / Stone-Ceramic
• Bathrooms: One full main-level bathroom with pedestal sink and stone/ceramic tile flooring
• Heating & cooling: Forced air, electric baseboard, and propane heating; Window AC units
• Interior features: Open floor plan with bonus room; Overhead and sconce lighting
• Laundry & utility: Washer and dryer included; Washer hookup and electric dryer hookup in basement; Water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $485k.

Deal economics

• At list price, monthly cash flow is $-2k ($-21k/yr) — negative.
• To cash-flow at today's rent, offer at most $174k (64.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (61.6% below list).
• Recommended offer: $174k (64.2% below list) — sets the bar for cash-flow.
• Cap rate 1.9% vs local median 2.5% in Framingham — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 76/100 on livability (#62 in MA, #3,443 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, health & safety A+; Watch: amenities F, cost of living F.
• Sudbury (suburban): math 67% / reading 73% proficiency, ranked #12 of 302 in MA (top 4%) — strong family-tenant draw, lease renewals of 3-5y typical; only 4% free/reduced lunch — higher-income household profile.
• Zoned schools: Israel Loring School (math 58% / reading 70%, grade B, #137 of 938 statewide, top 15%, 426 students, 0% FRL); Ephraim Curtis Middle (math 69% / reading 75%, grade A, #7 of 305 statewide, top 2%, 850 students, 0% FRL); Lincoln-Sudbury Regional High (math 84% / reading 84%, grade A, #28 of 343 statewide, top 8%, 1,484 students, 0% FRL) — zoned schools at 0% FRL track the district average.
• Market conditions: 56 active listings in the ZIP; 3,670 units permitted in Middlesex County in 2024 (2,611 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 $15k 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 44 days — a 3% lower offer ($470k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y 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 $330k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,728 (64.2% 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 44 days. Have you received any prior offers? Is the seller open to a 64% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.38% ✗
• Cap rate: 1.93%
• Cash-on-cash: -15.57%
• DSCR: 0.31
• GRM: 21.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -46.5%
• Equity multiple: -0.41×
• Total profit: $-190,861
• Equity at exit: $72,315

10-year hold

• IRR: -87.3%
• Equity multiple: -1.29×
• Total profit: $-310,889
• Equity at exit: $41,934

Cash invested: $135,800 (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 01776

• Active inventory: 56
• Price-to-rent: 21.7×

Monthly cashflow live

• Estimated rent: $1,862 medium
• Mortgage (P&I): −$2,543
• Tax from tax record: −$488 /mo · $5,850/yr
• Insurance: −$202
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $-1,762

Break-even live

Break-even rent $4,092

Max offer price $173,728

Occupancy floor —

Sensitivity live

Price	-10% $-1,487	-5% $-1,625	+0% $-1,762	+5% $-1,899	+10% $-2,037
Rent	-10% $-1,909	-5% $-1,836	+0% $-1,762	+5% $-1,688	+10% $-1,615
Rate	-1.0pp $-1,518	-0.5pp $-1,639	base $-1,762	+0.5pp $-1,888	+1.0pp $-2,016

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: $121,250
• Closing costs: $14,550
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $485,000 Active 44 DOM
2. 2026-06-18
   days on market $485,000 Active 41 DOM
3. 2026-06-17
   days on market $485,000 Active 40 DOM
4. 2026-06-16
   days on market $485,000 Active 39 DOM
5. 2026-06-15
   days on market $485,000 Active 38 DOM
6. 2026-06-13
   days on market $485,000 Active 36 DOM
7. 2026-06-13
   statusdays on market $485,000 Active 35 DOM
8. 2026-06-09
   days on market $485,000 Price Changed 32 DOM
9. 2026-06-08
   pricestatusdays on market $485,000 Price Changed 31 DOM
10. 2026-06-07
    days on market $500,000 Active 30 DOM
11. 2026-06-04
    days on market $500,000 Active 27 DOM
12. 2026-06-03
    days on market $500,000 Active 26 DOM
13. 2026-06-02
    days on market $500,000 Active 25 DOM
14. 2026-06-01
    days on market $500,000 Active 24 DOM
15. 2026-05-31
    days on market $500,000 Active 23 DOM
16. 2026-05-08
    listed $500,000 New
17. 2006-09-08
    soldstatus $330,000 183-char remark

    Show marketing remark (183 chars)

    Mini house on corner of Rte 20 & Maple Ave. 71+ ft on Rte. 20. Possible home business with special permit. New w/w carpeting in LR, BR & Family room. New hot water heater.

18. 2006-09-08
    soldstatus $330,000

    Show marketing remark (183 chars)

    Mini house on corner of Rte 20 & Maple Ave. 71+ ft on Rte. 20. Possible home business with special permit. New w/w carpeting in LR, BR & Family room. New hot water heater.

19. 2006-08-22
    historical 183-char remark

    Show marketing remark (183 chars)

    Mini house on corner of Rte 20 & Maple Ave. 71+ ft on Rte. 20. Possible home business with special permit. New w/w carpeting in LR, BR & Family room. New hot water heater.

20. 2006-08-15
    listed $339,900 183-char remark

    Show marketing remark (183 chars)

    Mini house on corner of Rte 20 & Maple Ave. 71+ ft on Rte. 20. Possible home business with special permit. New w/w carpeting in LR, BR & Family room. New hot water heater.

ⓘ 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: $5,850 · $488/mo
• Projected year-2 tax: $5,908 · $492/mo
• Expected delta: +$58/yr (+$5/mo · 1.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 97% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥98°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: $22,343
• − Mortgage interest: −$27,168
• − Property taxes: −$5,850
• − Insurance: −$2,425
• − Repairs & maintenance: −$1,787
• − Management: −$1,787
• − Depreciation: −$14,109
• Taxable loss: −$30,783
• Est. tax savings @ 24.0%: +$7,388
• After-tax cash flow: $-13,757/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: Sudbury
• NCES district ID: 2511340
• Math proficiency: 67% ▼ -6.00%
• Reading proficiency: 73% ▼ -3.00%
• Median HH income: $162,050
• Composite: 70.06/100
• National rank: #278
• State rank: #12 of 302 in MA

Livability — Framingham

• Score: 76/100
• State rank: #62
• US rank: #3443

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 72,407
• Population (ZIP): 19,067

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: Predominantly White (79%)
• Race & ethnicity: White 79% Asian 10% Two or more races 6% Hispanic / Latino 4% Black 1%
• Common ancestry: Romanian 4% Italian 4% Lithuanian 3%
• Foreign-born: 13% · China, Canada, South Korea
• Languages at home: 86% English-only · Other Indo-European 5% Chinese 4% Russian/Polish/Slavic 2%

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: ▼ -404.24%
• Current HPI: 239.3805
• 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

+47.1% since first listed

5 events — show timeline

• 2026-05-08 Listed $500,000 MLS PIN
• 2006-09-08 Sold (Public Records) $330,000 Public Records
• 2006-09-08 Sold (MLS) $330,000 MLS PIN
• 2006-08-22 Listing Removed — MLS PIN
• 2006-08-15 Listed $339,900 MLS PIN

Property tax history

+1.8%/yr

Latest (2025): $5,850 · +3.3% YoY. Source: county tax records.