101 Oak Island St · Revere, MA 02151

$629,900

3 bd · 2.0 ba · 1,756 sqft · MultiFamily public records · 10 Days on market

Built 1940 2,801 sqft lot Est $873k · 28% under

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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 +18.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• 1% rule +4.2/10.0
• Livability +3.6/5.0
• Rent growth +3.0/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Close to the beach and public transportation. Separate utilities and laundry. Large back yard with huge shed. Needs TLC.

Key facts

• Off street parking
• Private driveway
• Two family home

Tags

• TWO FAMILY HOME
• NEAR MBTA BUS TRANSPORTATION
• FIRST FLOOR UNIT VACANT
• OFF STREET PARKING
• PRIVATE DRIVEWAY
• GENEROUSLY SIZED BACKYARD

Property features AI

Finance

• Other: Total building area about 1,756 (finished above grade 1,756)
• HOA & community: Not a senior community

Exterior

• Parking: Paved driveway; 2 open parking spaces
• Utilities: Public water; Public sewer
• Home design: Multi-family property; 2 stories
• Construction: Block foundation; Built (year per public records)
• Exterior features: Ocean frontage nearby; Public beach access

Interior

• Bathrooms: 2 full bathrooms
• Interior features: 8 total rooms; Two units (multi-family)

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $630k.

Deal economics

• At list price, monthly cash flow is $161 ($2k/yr) — positive. Per door: $81/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $578k (8.2% below list).
• Recommended offer: $578k (8.2% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 3.4% in Revere — 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 72/100 on livability (#122 in MA) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+, employment B+; Watch: schools D+, crime D+, amenities F.
• Revere (suburban): math 19% / reading 37% proficiency, ranked #261 of 302 in MA (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.9%/yr); 104 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,207 units permitted in Suffolk County in 2024 (1,961 in 5+ unit buildings).
• At $5,783/mo this rent would consume 80% of the median local household income ($87k/yr) (locally 3586% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $19k of value loss. Plan a longer hold.
• Suffolk County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 27y 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 $175k; list at $630k implies a 260% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major wind risk, 67% 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 $578,300 (8.2% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 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: 0.92% ✗
• Cap rate: 7.41%
• Cash-on-cash: 4.00%
• DSCR: 1.18
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $872,732
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Oak Island Rd	0.14mi	4/2.5 (+1)	1,651 (-6%)	15mo	$820,000	$497	64
29 Avon St	0.47mi	4/2.0 (+1)	1,600 (-9%)	20mo	$760,000	$475	42
80 Sagamore St	0.71mi	4/2.0 (+1)	1,524 (-13%)	18mo	$765,000	$502	25

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 · 1.91% rent growth · sell at horizon

5-year hold

• IRR: -15.8%
• Equity multiple: 0.44×
• Total profit: $-97,962
• Equity at exit: $93,920

10-year hold

• IRR: -9.3%
• Equity multiple: 0.45×
• Total profit: $-96,786
• Equity at exit: $54,462

Cash invested: $176,372 (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 02151

• Rents YoY: 1.9%
• Active inventory: 104
• Price-to-rent: 18.2×

Monthly cashflow live

• Estimated rent: $5,783 high
• Mortgage (P&I): −$3,303
• Tax from tax record: −$415 /mo · $4,982/yr
• Insurance: −$262
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,214
• Net cashflow: $161

Break-even live

Break-even rent $5,579

Max offer price $629,900

Occupancy floor 92%

Sensitivity live

Price	-10% $518	-5% $339	+0% $161	+5% $-17	+10% $-195
Rent	-10% $-296	-5% $-67	+0% $161	+5% $390	+10% $618
Rate	-1.0pp $478	-0.5pp $321	base $161	+0.5pp $-2	+1.0pp $-168

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$5,784
Total (2 units)			$5,783

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: $157,475
• Closing costs: $18,897
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
47 Oak Island St Unit 1 Revere, MA	4.0	2.0	1750	$4,150	$2.37	44d	1	0.12mi
14 Arcadia St Unit A Revere, MA	3.0	2.0	2279	$3,000	$1.32	44d	1	0.15mi
360 Revere Beach Blvd #416 Revere, MA	2.0	2.0	1559	$4,200	$2.69	0d	1	0.31mi
320 Revere Beach Blvd Revere, MA	2.0	1.0–2.0	900	$4,400	$4.89	0d	12	0.46mi
8 Avon St Unit 302 Revere, MA	4.0	1.0	1254	$3,650	$2.91	44d	1	0.53mi
560 Revere Beach Blvd Revere, MA	3.0	1.0–2.0	996	$4,830	$4.85	0d	195	0.54mi
656 Ocean Ave Revere, MA	2.0	1.0–2.0	1381	$8,001	$5.79	0d	17	0.67mi
86 Atwood St Revere, MA	3.0	2.0	1660	$3,600	$2.17	21d	1	0.86mi
86 Atwood St #86 Revere, MA	3.0	2.0	1660	$3,550	$2.14	3d	1	0.86mi
376 Ocean Ave #701 Revere, MA	3.0	2.0	1251	$3,450	$2.76	44d	1	1.09mi
376 Ocean Ave #401 Revere, MA	3.0	2.0	1256	$3,500	$2.79	13d	1	1.09mi
632 Beach St Revere, MA	3.0	2.0	1700	$4,300	$2.53	18d	1	1.26mi
1 Gibson Way Revere, MA	3.0	1.0–2.0	902	$4,255	$4.71	0d	42	1.38mi
58 Bickford Ave Unit 1 Revere, MA	3.0	1.0	1450	$3,250	$2.24	5d	1	1.40mi
72 Bristow St Saugus, MA	3.0	1.5	1300	$3,250	$2.50	25d	1	1.41mi
139 Sigourney St #2 Revere, MA	2.0	1.0	1500	$2,200	$1.47	44d	1	1.43mi
21 Harlow St Saugus, MA	3.0	2.0	2112	$3,850	$1.82	25d	1	1.46mi
28 Thurlow Ave Revere, MA	3.0	2.0	2242	$4,595	$2.05	0d	1	1.46mi
1611 N Shore Rd Unit 2 Revere, MA	4.0	1.0	1235	$3,400	$2.75	44d	1	1.50mi

Listing history 7 events

1. 2026-06-21
   days on market $629,900 Active 10 DOM
2. 2026-06-18
   days on market $629,900 Active 7 DOM
3. 2026-06-17
   days on market $629,900 Active 6 DOM
4. 2026-06-16
   days on market $629,900 Active 5 DOM
5. 2026-06-15
   statusdays on market $629,900 Active 4 DOM
6. 2026-06-13
   remarks 693-char remark
7. 2026-06-13
   listed $629,900 New 2 DOM

ⓘ 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: $4,982 · $415/mo
• Projected year-2 tax: $6,365 · $530/mo
• Expected delta: +$1,383/yr (+$115/mo · 27.8%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $69,396
• − Mortgage interest: −$35,284
• − Property taxes: −$4,982
• − Insurance: −$8,268
• − Repairs & maintenance: −$5,552
• − Management: −$5,552
• − Depreciation: −$18,324
• Taxable loss: −$8,566
• Est. tax savings @ 24.0%: +$2,056
• After-tax cash flow: $3,989/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: Revere
• NCES district ID: 2510050
• Math proficiency: 19% ▼ -25.00%
• Reading proficiency: 37% ▼ -11.00%
• Median HH income: $51,159
• Composite: 24.59/100
• National rank: #7637
• State rank: #261 of 302 in MA

Livability — Revere

• Score: 72/100
• State rank: #122
• US rank: #6460

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Revere, MA
• County: Suffolk County · 777,335 people
• City population: 60,012
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 60,012
• Household income: $86,969
• Rent vs Own: 54.4% rent · 45.6% own
• Severe rent burden: 3586.0

Population outlook (Suffolk County) Hauer SSP2

• Today (2025): 915,464 people
• By 2030: 983,798 · +7.5%
• By 2040: 1,119,602 · +22.3%
• By 2050: 1,255,187 · +37.1%
• By 2075: 1,534,434 · +67.6%
• By 2100: 1,748,505 · +91.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 48% Hispanic / Latino 39% Two or more races 21% Black 4% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Dominican 2%
• Common ancestry: Estonian 4% Romanian 2% Russian 2%
• Foreign-born: 44% · Canada, Jamaica, China
• Languages at home: 43% English-only · Spanish 35% Other Indo-European 11% Arabic 4%

Political lean MEDSL · Suffolk

• 2024 margin: Solid D (+52.5) · D 74.8% · R 22.4% · Other 2.8%
• 2008→2024 swing: -3.2pp toward R · 2008: 55.7pp · 2024: 52.5pp
• All cycles: 2024: D+52.5 2020: D+63.2 2016: D+63.0 2012: D+56.7 2008: D+55.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -285.62%
• Current HPI: 358.7286
• Rent YoY: ▲ 1.91%
• 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

+801.1% since first listed

14 events — show timeline

• 2026-06-11 Listed $629,900 MLS PIN
• 2007-04-06 Sold (Public Records) $170,000 Public Records
• 2007-04-06 Sold (MLS) $175,000 MLS PIN
• 2007-03-09 Listing Removed — MLS PIN
• 2006-07-18 Sold (Public Records) $221,592 Public Records
• 2006-07-17 Listed $184,500 MLS PIN
• 2000-07-28 Sold (Public Records) $168,500 Public Records
• 2000-04-12 Sold (MLS) $160,000 MLS PIN
• 2000-01-04 Listing Removed — MLS PIN
• 1999-12-29 Listed $160,000 MLS PIN
• 1999-10-29 Sold (Public Records) $69,500 Public Records
• 1999-10-28 Sold (MLS) $69,900 MLS PIN
• 1999-08-11 Listing Removed — MLS PIN
• 1999-07-22 Listed $69,900 MLS PIN

Property tax history

+2.7%/yr

Latest (2023): $4,982 · -0.4% YoY. Source: county tax records.