4 Maple Ave

Framingham, MA 01776

$485,000F

1 bd · 1.0 ba · 480 sqft · Built 1950 · SingleFamily · Active · 45 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,862/mo
• Mortgage (P&I): −$2,543
• Tax + insurance: −$690
• HOA: −$0
• Vac / Maint / Mgmt: −$391
• Net cashflow: $-1,762/mo
• Annual: $-21,145/yr
• Cap rate: 1.93%
• Cash-on-cash: -15.57%
• DSCR: 0.31
• 1% rule: 0.38%
• Cash to close: $135,800

Investor read

• This is a 1-bed/1.0-bath single-family listed at $485k.
• 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).
• It's been on market 45 days — a 3% lower offer ($470k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $174k (64.2% below list) — sets the bar for cash-flow.
• 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.
• 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.
• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: 58 active listings in the ZIP; 3,670 units permitted in Middlesex County in 2024 (2,611 in 5+ unit buildings).
• Middlesex County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• 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.
• 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.
• 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.

Questions for listing agent

• 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?
• It's been on market 45 days. Have you received any prior offers? Is the seller open to a 64% concession, seller financing, or rate buy-down credit?
• Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.