455 Washington St · Haverhill, MA 01832

$1,100,000

10 bd · 5.0 ba · 4,549 sqft · MultiFamily public records · 68 Days on market

Built 1900 5,680 sqft lot $242/sqft · 32% above area Est $835k · 32% over

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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).

• Cash flow +20.2/30.0
• DSCR +6.4/10.0
• 1% rule +4.4/10.0
• Livability +3.8/5.0
• Rent growth +2.7/5.0
• 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: 5 units. confirmed

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

Turnkey 5-unit investment opportunity in the heart of Haverhill! This well-maintained multifamily property at 455 Washington St features five spacious 2-bedroom units, offering strong cash flow potential and broad tenant appeal. Each unit boasts comfortable layouts, updated interiors, and separate utilities, ideal for efficient management and consistent occupancy. The property includes off-street parking, a solid maintenance history, and recent improvements that enhance long-term value. Conveniently located near downtown Haverhill, public transportation, major highways, shopping, and dining, this is a highly desirable location for tenants.Whether you’re expanding your portfolio or looking for a reliable income-producing asset, this property delivers on all fronts. Don’t miss this exceptional multifamily opportunity in a growing market!

Key facts

• Separate utilities
• Multifamily property
• Updated interiors

Tags

• INVESTMENT OPPORTUNITY
• MULTIFAMILY PROPERTY
• UPDATED INTERIORS
• SEPARATE UTILITIES
• OFF-STREET PARKING
• SOLID MAINTENANCE HISTORY

What this means for you Summary

Snapshot

• This is a 5 × 2-bed/1.0-bath units multifamily listed at $1.10M.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive. Per door: $276/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 $1.03M (6.1% below list).
• Recommended offer: $1.03M (6.1% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 2.7% in Haverhill — 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 75/100 on livability (#79 in MA, #4,197 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: amenities F, cost of living F.
• Haverhill (suburban): math 20% / reading 33% proficiency, ranked #264 of 302 in MA (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents flat; 45 active listings in the ZIP; solid renter incomes; 1,032 units permitted in Essex County in 2024 (590 in 5+ unit buildings).
• At $10,332/mo this rent would consume 149% of the median local household income ($83k/yr) (locally 922% 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 $8k of loan paydown is wiped out by about $33k of value loss. Plan a longer hold.
• Essex County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($1.03M) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 32y 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 $860k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $1,033,200 (6.1% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 0.94% ✗
• Cap rate: 7.80%
• Cash-on-cash: 5.38%
• DSCR: 1.24
• GRM: 8.9

CMA / ARV

• ARV (median comp): $835,159
• List price: $1,100,000
• Delta: 31.71%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37-39 Arch St	0.61mi	10/4.5	4,896 (+8%)	1mo	$970,000	$198	56
23 Arche Ave	0.55mi	9/3.0 (-1)	4,135 (-9%)	3mo	$965,000	$233	44
81-83 Broadway	0.71mi	9/3.0 (-1)	4,365 (-4%)	13mo	$961,000	$220	36

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 · 0.96% rent growth · sell at horizon

5-year hold

• IRR: -10.1%
• Equity multiple: 0.64×
• Total profit: $-111,450
• Equity at exit: $164,014

10-year hold

• IRR: -3.6%
• Equity multiple: 0.78×
• Total profit: $-67,107
• Equity at exit: $95,108

Cash invested: $308,000 (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 01832

• Rents YoY: 1.0%
• Active inventory: 45
• Price-to-rent: 44.4×

Monthly cashflow live

• Estimated rent: $10,332 high
• Mortgage (P&I): −$5,769
• Tax from tax record: −$555 /mo · $6,658/yr
• Insurance: −$458
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,170
• Net cashflow: $1,381

Break-even live

Break-even rent $8,584

Max offer price $1,100,000

Occupancy floor 82%

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

Units	Beds	Baths	Est. rent
▸ 5× units	2	1	$10,330
Total (5 units)			$10,332

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: $275,000
• Closing costs: $33,000
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-18
   days on market $1,100,000 Active 68 DOM
2. 2026-06-17
   days on market $1,100,000 Active 67 DOM
3. 2026-06-16
   days on market $1,100,000 Active 66 DOM
4. 2026-06-15
   days on market $1,100,000 Active 65 DOM
5. 2026-06-13
   days on market $1,100,000 Active 63 DOM
6. 2026-06-13
   days on market $1,100,000 Active 62 DOM
7. 2026-06-09
   days on market $1,100,000 Active 59 DOM
8. 2026-06-08
   days on market $1,100,000 Active 58 DOM
9. 2026-06-07
   days on market $1,100,000 Active 57 DOM
10. 2026-06-04
    days on market $1,100,000 Active 54 DOM
11. 2026-06-03
    days on market $1,100,000 Active 53 DOM
12. 2026-06-02
    days on market $1,100,000 Active 52 DOM
13. 2026-06-01
    days on market $1,100,000 Active 51 DOM
14. 2026-05-31
    days on market $1,100,000 Active 50 DOM
15. 2026-04-11
    listed $1,100,000 New 859-char remark

    Show marketing remark (859 chars)

    Turnkey 5-unit investment opportunity in the heart of Haverhill! This well-maintained multifamily property at 455 Washington St features five spacious 2-bedroom units, offering strong cash flow potential and broad tenant appeal. Each unit boasts comfortable layouts, updated interiors, and separate utilities, ideal for efficient management and consistent occupancy. The property includes off-street parking, a solid maintenance history, and recent improvements that enhance long-term value. Conveniently located near downtown Haverhill, public transportation, major highways, shopping, and dining, this is a highly desirable location for tenants.Whether you’re expanding your portfolio or looking for a reliable income-producing asset, this property delivers on all fronts. Don’t miss this exceptional multifamily opportunity in a growing market!

16. 2023-09-05
    soldstatus $860,000 Sold 534-char remark

    Show marketing remark (534 chars)

    GREAT INVESTMENT OPPORTUNITY! 5 Family building, consist of nice and spacious 2 bedroom units. All separate electric, gas, and hot water. Semi modern kitchens and bathrooms. Hardwood flooring, high ceilings. Only one unit to be delivered vacant at closing. Current rents are below market that allows you room for potential future income. Plenty of natural light throughout entire home. Enormous fenced in backyard. Plenty of local shops and restaurants nearby. Basement meter is NOT separated but it is combined with the house meter.

17. 2023-08-01
    status Under Agreement 534-char remark

    Show marketing remark (534 chars)

    GREAT INVESTMENT OPPORTUNITY! 5 Family building, consist of nice and spacious 2 bedroom units. All separate electric, gas, and hot water. Semi modern kitchens and bathrooms. Hardwood flooring, high ceilings. Only one unit to be delivered vacant at closing. Current rents are below market that allows you room for potential future income. Plenty of natural light throughout entire home. Enormous fenced in backyard. Plenty of local shops and restaurants nearby. Basement meter is NOT separated but it is combined with the house meter.

18. 2023-05-23
    status Back On Market 534-char remark

    Show marketing remark (534 chars)

    GREAT INVESTMENT OPPORTUNITY! 5 Family building, consist of nice and spacious 2 bedroom units. All separate electric, gas, and hot water. Semi modern kitchens and bathrooms. Hardwood flooring, high ceilings. Only one unit to be delivered vacant at closing. Current rents are below market that allows you room for potential future income. Plenty of natural light throughout entire home. Enormous fenced in backyard. Plenty of local shops and restaurants nearby. Basement meter is NOT separated but it is combined with the house meter.

19. 2023-05-20
    status Under Agreement 534-char remark

    Show marketing remark (534 chars)

    GREAT INVESTMENT OPPORTUNITY! 5 Family building, consist of nice and spacious 2 bedroom units. All separate electric, gas, and hot water. Semi modern kitchens and bathrooms. Hardwood flooring, high ceilings. Only one unit to be delivered vacant at closing. Current rents are below market that allows you room for potential future income. Plenty of natural light throughout entire home. Enormous fenced in backyard. Plenty of local shops and restaurants nearby. Basement meter is NOT separated but it is combined with the house meter.

20. 2023-04-24
    status Back On Market 534-char remark

    Show marketing remark (534 chars)

    GREAT INVESTMENT OPPORTUNITY! 5 Family building, consist of nice and spacious 2 bedroom units. All separate electric, gas, and hot water. Semi modern kitchens and bathrooms. Hardwood flooring, high ceilings. Only one unit to be delivered vacant at closing. Current rents are below market that allows you room for potential future income. Plenty of natural light throughout entire home. Enormous fenced in backyard. Plenty of local shops and restaurants nearby. Basement meter is NOT separated but it is combined with the house meter.

21. 2023-04-18
    historical Contingent 534-char remark

    Show marketing remark (534 chars)

    GREAT INVESTMENT OPPORTUNITY! 5 Family building, consist of nice and spacious 2 bedroom units. All separate electric, gas, and hot water. Semi modern kitchens and bathrooms. Hardwood flooring, high ceilings. Only one unit to be delivered vacant at closing. Current rents are below market that allows you room for potential future income. Plenty of natural light throughout entire home. Enormous fenced in backyard. Plenty of local shops and restaurants nearby. Basement meter is NOT separated but it is combined with the house meter.

22. 2023-03-27
    listed $849,000 New 534-char remark

    Show marketing remark (534 chars)

    GREAT INVESTMENT OPPORTUNITY! 5 Family building, consist of nice and spacious 2 bedroom units. All separate electric, gas, and hot water. Semi modern kitchens and bathrooms. Hardwood flooring, high ceilings. Only one unit to be delivered vacant at closing. Current rents are below market that allows you room for potential future income. Plenty of natural light throughout entire home. Enormous fenced in backyard. Plenty of local shops and restaurants nearby. Basement meter is NOT separated but it is combined with the house meter.

23. 2020-05-11
    soldstatus $544,000 Sold
24. 2020-03-23
    status Under Agreement
25. 2020-03-09
    historical Contingent
26. 2020-02-24
    price $549,900
27. 2020-02-10
    status Back On Market
28. 2020-01-31
    historical
29. 2020-01-23
    price $574,900
30. 2020-01-14
    listed $599,900 New
31. 2018-10-01
    soldstatus $435,000 Sold
32. 2018-07-26
    status Contingent
33. 2018-07-05
    price $459,900
34. 2018-07-05
    status Price Changed
35. 2018-06-11
    status Contingent
36. 2018-06-01
    status Back On Market
37. 2018-04-18
    historical
38. 2018-04-16
    listed $449,900 New
39. 2007-06-08
    soldstatus $256,000
40. 2007-03-27
    historical
41. 2007-03-19
    listed $214,900
42. 2005-03-04
    soldstatus $330,000
43. 2003-11-03
    soldstatus $299,900
44. 2003-10-31
    soldstatus $299,900
45. 2003-06-13
    historical
46. 2003-05-17
    listed $299,900
47. 2000-03-14
    soldstatus $139,000
48. 2000-03-10
    soldstatus $139,000
49. 2000-01-11
    historical
50. 1999-11-18
    listed $144,900

ⓘ 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: $6,658 · $555/mo
• Projected year-2 tax: $10,094 · $841/mo
• Expected delta: +$3,436/yr (+$286/mo · 51.6%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $123,984
• − Mortgage interest: −$61,617
• − Property taxes: −$6,658
• − Insurance: −$5,500
• − Repairs & maintenance: −$9,919
• − Management: −$9,919
• − Depreciation: −$32,000
• Taxable loss: −$1,629
• Est. tax savings @ 24.0%: +$391
• After-tax cash flow: $16,958/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: Haverhill
• NCES district ID: 2505970
• Math proficiency: 20% ▼ -17.00%
• Reading proficiency: 33% ▼ -6.00%
• Median HH income: $61,462
• Composite: 24.35/100
• National rank: #7697
• State rank: #264 of 302 in MA

Livability — Haverhill

• Score: 75/100
• State rank: #79
• US rank: #4197

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Haverhill, MA
• County: Essex County · 632,995 people
• City population: 67,698
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 26,386
• Household income: $83,041
• Rent vs Own: 38.9% rent · 61.1% own
• Severe rent burden: 922.0

Population outlook (Essex County) Hauer SSP2

• Today (2025): 840,920 people
• By 2030: 872,201 · +3.7%
• By 2040: 927,918 · +10.3%
• By 2050: 970,206 · +15.4%
• By 2075: 1,077,993 · +28.2%
• By 2100: 1,103,053 · +31.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Hispanic / Latino 28% Two or more races 15% Asian 2% Black 2%
• Hispanic origin (detail): Puerto Rican 9% Dominican 15%
• Common ancestry: Lithuanian 11% Romanian 2% Slovak 2%
• Foreign-born: 14% · Canada, Vietnam, Jamaica
• Languages at home: 71% English-only · Spanish 23% Other Indo-European 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Essex

• 2024 margin: Strong D (+20.3) · D 59.2% · R 38.9% · Other 1.9%
• 2008→2024 swing: 0.0pp no change · 2008: 20.3pp · 2024: 20.3pp
• All cycles: 2024: D+20.3 2020: D+29.1 2016: D+22.5 2012: D+16.2 2008: D+20.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -200.64%
• Current HPI: 307.8071
• Rent YoY: ▲ 0.96%
• 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

+1473.7% since first listed

41 events — show timeline

• 2026-04-11 Listed $1,100,000 MLS PIN
• 2023-09-05 Sold (MLS) $860,000 MLS PIN
• 2023-08-01 Pending — MLS PIN
• 2023-05-23 Relisted — MLS PIN
• 2023-05-20 Pending — MLS PIN
• 2023-04-24 Relisted — MLS PIN
• 2023-04-18 Contingent — MLS PIN
• 2023-03-27 Listed $849,000 MLS PIN
• 2020-05-11 Sold (MLS) $544,000 MLS PIN
• 2020-03-23 Pending — MLS PIN
• 2020-03-09 Contingent — MLS PIN
• 2020-02-24 Price Changed $549,900 MLS PIN
• 2020-02-10 Relisted — MLS PIN
• 2020-01-31 Listing Removed — MLS PIN
• 2020-01-23 Price Changed $574,900 MLS PIN
• 2020-01-14 Listed $599,900 MLS PIN
• 2018-10-01 Sold (MLS) $435,000 MLS PIN
• 2018-07-26 Pending — MLS PIN
• 2018-07-05 Price Changed $459,900 MLS PIN
• 2018-07-05 Relisted — MLS PIN
• 2018-06-11 Pending — MLS PIN
• 2018-06-01 Relisted — MLS PIN
• 2018-04-18 Listing Removed — MLS PIN
• 2018-04-16 Listed $449,900 MLS PIN
• 2007-06-08 Sold (MLS) $256,000 MLS PIN
• 2007-03-27 Listing Removed — MLS PIN
• 2007-03-19 Listed $214,900 MLS PIN
• 2005-03-04 Sold (Public Records) $330,000 Public Records
• 2003-11-03 Sold (Public Records) $299,900 Public Records
• 2003-10-31 Sold (MLS) $299,900 MLS PIN
• 2003-06-13 Listing Removed — MLS PIN
• 2003-05-17 Listed $299,900 MLS PIN
• 2000-03-14 Sold (Public Records) $139,000 Public Records
• 2000-03-10 Sold (MLS) $139,000 MLS PIN
• 2000-01-11 Listing Removed — MLS PIN
• 1999-11-18 Listed $144,900 MLS PIN
• 1997-07-23 Sold (Public Records) $103,900 Public Records
• 1995-01-27 Sold (Public Records) $60,000 Public Records
• 1995-01-27 Sold (MLS) $60,500 MLS PIN
• 1994-11-04 Listing Removed — MLS PIN
• 1994-10-31 Listed $69,900 MLS PIN

Property tax history

+4.4%/yr

Latest (2023): $6,658 · +1.7% YoY. Source: county tax records.