42 Castine St · Worcester, MA 01606

$499,999

3 bd · 2.5 ba · 1,646 sqft · MultiFamily public records · 21 Days on market

Built 2004 4,000 sqft lot Est $579k · 14% under

---

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 +13.7/15.0
• Cash flow +6.4/30.0
• Livability +4.4/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• 1% rule +1.0/10.0
• DSCR +0.7/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Huge Townhouse in Better than new Condition* No Fees* LOADED with Options* Gleaming Hardwoods* Maple Cabinets* Stainless Appliances stay!*Recessed Lights*Gas Fireplace* Central Air* Ceramic Tile in both full baths* Large Master BR w/2 Walk-in closets* Master Bath w/ Whirlpool Tub* 2nd Floor Laundry*Oversized garage w/opener*Trex Deck* Walkout Bsmt*fenced yard*Great Location Near the West Boylston Line w/easy access to Routes 190,290&12*

Key facts

• Farmers porch
• Stainless appliances
• Gourmet chef kitchen

Tags

• FARMERS PORCH
• GOURMET CHEF KITCHEN
• OAK HARDWOOD FLOORS
• MAPLE CABINETS
• STAINLESS APPLIANCES
• RECESSED LIGHTS

Property features AI

Finance

• HOA & community: Community offers access to public transportation, shopping, parks, golf, medical facilities, highway access, houses of worship, public schools, and nearby university; Not a senior community

Exterior

• Parking: Attached garage (1 garage space); Covered parking (1 covered space); Two open/off-street paved parking spaces; Garage with door opener; Paved driveway
• Utilities: Public water; Public sewer; 200+ amp electric service
• Home design: Single family residence; Attached; Above-grade finished living area; Full basement with interior entry (unfinished); Level lot; Paved public road frontage
• Construction: Frame construction; Block foundation; Shingle roof; Renovated since original construction
• Exterior features: Fenced yard; Rain gutters; Screens

Interior

• Kitchen: Kitchen island and peninsula; Upgraded cabinets; Open floorplan; Recessed lighting; Range; Dishwasher; Disposal; Microwave; Refrigerator; Gas water heater for gas range
• Bedrooms: Master bedroom (second floor) with full bathroom and walk-in closet; Bedroom 2 (second floor) with closet; Bedroom 3 (second floor) with closet
• Flooring: Hardwood flooring in main living and dining areas; Tile flooring; Wall-to-wall carpet in bedrooms
• Bathrooms: Two full bathrooms (both on second floor); One half bathroom (first floor); Master bathroom present; Second-floor bathrooms include linen closet(s); Stone/ceramic tile flooring in some bathrooms; One bathroom with hot tub/spa
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Central vacuum; Insulated doors and storm door(s); Insulated windows with screens
• Laundry & utility: Washer hookup (second floor)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath multifamily listed at $500k.

Deal economics

• At list price, monthly cash flow is $-870 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $346k (30.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $301k (39.8% below list).
• Recommended offer: $301k (39.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 87/100 on livability (#9 in MA, #312 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+; Watch: cost of living D.
• Worcester (urban): math 17% / reading 30% proficiency, ranked #280 of 302 in MA (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Norrback Avenue (math 12% / reading 38%, grade F, #716 of 938 statewide, top 77%, 507 students, 0% FRL); Burncoat Middle School (math 20% / reading 26%, grade F, #243 of 305 statewide, top 80%, 712 students, 0% FRL); Burncoat Senior High (math 22% / reading 37%, grade F, #270 of 343 statewide, top 80%, 1,179 students, 0% FRL) — zoned schools average 0% FRL vs 66% district-wide (66 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.5%/yr); 19 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,293 units permitted in Worcester County in 2024 (1,205 in 5+ unit buildings).
• This rent runs 39% 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 $15k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($492k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y 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 $248k; list at $500k implies a 102% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $301,135 (39.8% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.60% ✗
• Cap rate: 4.20%
• Cash-on-cash: -7.46%
• DSCR: 0.67
• GRM: 13.8

CMA / ARV

• ARV (on-the-fly): $579,392
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1127 W Boylston St	0.26mi	4/2.0 (+1)	1,536 (-7%)	20mo	$540,000	$352	53

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 · 4.46% rent growth · sell at horizon

5-year hold

• IRR: -27.9%
• Equity multiple: 0.06×
• Total profit: $-132,057
• Equity at exit: $74,551

10-year hold

• IRR: -22.2%
• Equity multiple: -0.20×
• Total profit: $-167,741
• Equity at exit: $43,231

Cash invested: $140,000 (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 01606

• Rents YoY: 4.5%
• Active inventory: 19
• Price-to-rent: 13.8×

Monthly cashflow live

• Estimated rent: $3,011 high
• Mortgage (P&I): −$2,622
• Tax from tax record: −$419 /mo · $5,029/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$632
• Net cashflow: $-870

Break-even live

Break-even rent $4,113

Max offer price $346,222

Occupancy floor —

Sensitivity live

Price	-10% $-587	-5% $-729	+0% $-870	+5% $-1,012	+10% $-1,154
Rent	-10% $-1,108	-5% $-989	+0% $-870	+5% $-752	+10% $-633
Rate	-1.0pp $-619	-0.5pp $-743	base $-870	+0.5pp $-1,000	+1.0pp $-1,132

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: $125,000
• Closing costs: $15,000
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Idalla Ave Worcester, MA	3.0	2.0	1600	$2,900	$1.81	14d	1	0.17mi
3 Morgan St Worcester, MA	3.0	1.5	1400	$2,850	$2.04	44d	1	0.43mi
585 Burncoat St Worcester, MA	3.0	1.5	1392	$3,500	$2.51	14d	1	0.50mi
533 Prospect St West Boylston, MA	2.0	1.5	1200	$3,500	$2.92	14d	1	0.55mi
200a Mountain St E Worcester, MA	1.0–3.0	1.0–1.5	872	$3,586	$4.11	14d	4	1.30mi

Listing history 24 events

1. 2026-06-18
   days on market $499,999 Active 21 DOM
2. 2026-06-17
   days on market $499,999 Active 20 DOM
3. 2026-06-16
   days on market $499,999 Active 19 DOM
4. 2026-06-15
   days on market $499,999 Active 18 DOM
5. 2026-06-14
   days on market $499,999 Active 16 DOM
6. 2026-06-10
   days on market $499,999 Active 13 DOM
7. 2026-06-09
   days on market $499,999 Active 12 DOM
8. 2026-06-08
   days on market $499,999 Active 11 DOM
9. 2026-06-07
   days on market $499,999 Active 10 DOM
10. 2026-06-05
    days on market $499,999 Active 7 DOM
11. 2026-06-03
    days on market $499,999 Active 6 DOM
12. 2026-06-02
    days on market $499,999 Active 5 DOM
13. 2026-06-01
    statusdays on market $499,999 Active 4 DOM
14. 2026-05-31
    days on market $499,999 New 3 DOM
15. 2026-05-31
    days on market $499,999 New 2 DOM
16. 2026-05-28
    listed $499,999 New
17. 2007-12-20
    soldstatus $248,000 444-char remark

    Show marketing remark (444 chars)

    Huge Townhouse in Better than new Condition* No Fees* LOADED with Options* Gleaming Hardwoods* Maple Cabinets* Stainless Appliances stay!*Recessed Lights*Gas Fireplace* Central Air* Ceramic Tile in both full baths* Large Master BR w/2 Walk-in closets* Master Bath w/ Whirlpool Tub* 2nd Floor Laundry*Oversized garage w/opener*Trex Deck* Walkout Bsmt*fenced yard*Great Location Near the West Boylston Line w/easy access to Routes 190,290&12*

18. 2007-12-20
    soldstatus $248,000

    Show marketing remark (444 chars)

    Huge Townhouse in Better than new Condition* No Fees* LOADED with Options* Gleaming Hardwoods* Maple Cabinets* Stainless Appliances stay!*Recessed Lights*Gas Fireplace* Central Air* Ceramic Tile in both full baths* Large Master BR w/2 Walk-in closets* Master Bath w/ Whirlpool Tub* 2nd Floor Laundry*Oversized garage w/opener*Trex Deck* Walkout Bsmt*fenced yard*Great Location Near the West Boylston Line w/easy access to Routes 190,290&12*

19. 2007-12-11
    historical 444-char remark

    Show marketing remark (444 chars)

    Huge Townhouse in Better than new Condition* No Fees* LOADED with Options* Gleaming Hardwoods* Maple Cabinets* Stainless Appliances stay!*Recessed Lights*Gas Fireplace* Central Air* Ceramic Tile in both full baths* Large Master BR w/2 Walk-in closets* Master Bath w/ Whirlpool Tub* 2nd Floor Laundry*Oversized garage w/opener*Trex Deck* Walkout Bsmt*fenced yard*Great Location Near the West Boylston Line w/easy access to Routes 190,290&12*

20. 2007-07-03
    listed $249,900 444-char remark

    Show marketing remark (444 chars)

    Huge Townhouse in Better than new Condition* No Fees* LOADED with Options* Gleaming Hardwoods* Maple Cabinets* Stainless Appliances stay!*Recessed Lights*Gas Fireplace* Central Air* Ceramic Tile in both full baths* Large Master BR w/2 Walk-in closets* Master Bath w/ Whirlpool Tub* 2nd Floor Laundry*Oversized garage w/opener*Trex Deck* Walkout Bsmt*fenced yard*Great Location Near the West Boylston Line w/easy access to Routes 190,290&12*

21. 2005-08-12
    soldstatus $275,000 497-char remark

    Show marketing remark (497 chars)

    Huge Townhouse in Better than new Condition* No Fees* LOADED with Options* Gleaming Hardwoods* Maple Cabinets* Stainless Appliances stay!*Recessed Lights*Gas Fireplace* Central Air* Ceramic Tile in both full baths* Large Master BR w/2 Walk-in closets* Master Bath w/ Whirlpool Tub* 2nd Floor Laundry*Oversized garage w/opener*Trex Deck* Walkout Bsmt*Great Location Near the West Boylston Line with easy access to Routes 190,290&12*Why Wait for New Construction & pay thousands in upgrades!

22. 2005-08-12
    soldstatus $275,000

    Show marketing remark (497 chars)

    Huge Townhouse in Better than new Condition* No Fees* LOADED with Options* Gleaming Hardwoods* Maple Cabinets* Stainless Appliances stay!*Recessed Lights*Gas Fireplace* Central Air* Ceramic Tile in both full baths* Large Master BR w/2 Walk-in closets* Master Bath w/ Whirlpool Tub* 2nd Floor Laundry*Oversized garage w/opener*Trex Deck* Walkout Bsmt*Great Location Near the West Boylston Line with easy access to Routes 190,290&12*Why Wait for New Construction & pay thousands in upgrades!

23. 2005-07-27
    historical 497-char remark

    Show marketing remark (497 chars)

    Huge Townhouse in Better than new Condition* No Fees* LOADED with Options* Gleaming Hardwoods* Maple Cabinets* Stainless Appliances stay!*Recessed Lights*Gas Fireplace* Central Air* Ceramic Tile in both full baths* Large Master BR w/2 Walk-in closets* Master Bath w/ Whirlpool Tub* 2nd Floor Laundry*Oversized garage w/opener*Trex Deck* Walkout Bsmt*Great Location Near the West Boylston Line with easy access to Routes 190,290&12*Why Wait for New Construction & pay thousands in upgrades!

24. 2005-07-20
    listed $279,900 497-char remark

    Show marketing remark (497 chars)

    Huge Townhouse in Better than new Condition* No Fees* LOADED with Options* Gleaming Hardwoods* Maple Cabinets* Stainless Appliances stay!*Recessed Lights*Gas Fireplace* Central Air* Ceramic Tile in both full baths* Large Master BR w/2 Walk-in closets* Master Bath w/ Whirlpool Tub* 2nd Floor Laundry*Oversized garage w/opener*Trex Deck* Walkout Bsmt*Great Location Near the West Boylston Line with easy access to Routes 190,290&12*Why Wait for New Construction & pay thousands in upgrades!

ⓘ 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: $5,029 · $419/mo
• Projected year-2 tax: $5,589 · $466/mo
• Expected delta: +$560/yr (+$47/mo · 11.1%)

ⓘ 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 4/10 Moderate 7 d/yr ≥93°F today · 16 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: $36,136
• − Mortgage interest: −$28,008
• − Property taxes: −$5,029
• − Insurance: −$2,500
• − Repairs & maintenance: −$2,891
• − Management: −$2,891
• − Depreciation: −$14,545
• Taxable loss: −$19,728
• Est. tax savings @ 24.0%: +$4,735
• After-tax cash flow: $-5,711/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: Worcester
• NCES district ID: 2513230
• Math proficiency: 17% ▼ -15.00%
• Reading proficiency: 30% ▼ -8.00%
• Median HH income: $45,063
• Composite: 20.3/100
• National rank: #8615
• State rank: #280 of 302 in MA

Livability — Worcester

• Score: 87/100
• State rank: #9
• US rank: #312

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Worcester, MA
• County: Worcester County · 487,911 people
• City population: 207,324
• Metro: Worcester, MA-CT
• Population (ZIP): 22,844
• Household income: $92,105
• Rent vs Own: 32.2% rent · 67.8% own
• Severe rent burden: 634.0

Population outlook (Worcester County) Hauer SSP2

• Today (2025): 850,858 people
• By 2030: 860,403 · +1.1%
• By 2040: 869,902 · +2.2%
• By 2050: 869,110 · +2.1%
• By 2075: 870,120 · +2.3%
• By 2100: 829,703 · -2.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 64% Hispanic / Latino 14% Two or more races 12% Black 9% Asian 5%
• Hispanic origin (detail): Puerto Rican 6% Dominican 2%
• Common ancestry: Romanian 7% Lithuanian 6% Estonian 2%
• Foreign-born: 14% · Canada, Vietnam, China
• Languages at home: 76% English-only · Spanish 10% Other Indo-European 4% Vietnamese 3%

Political lean MEDSL · Worcester

• 2024 margin: D (+10.0) · D 53.9% · R 43.9% · Other 2.2%
• 2008→2024 swing: -3.8pp toward R · 2008: 13.8pp · 2024: 10.0pp
• All cycles: 2024: D+10.0 2020: D+17.8 2016: D+10.5 2012: D+9.2 2008: D+13.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -240.84%
• Current HPI: 295.2937
• Rent YoY: ▲ 4.46%
• Metro: Worcester, MA-CT
• 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

+78.6% since first listed

9 events — show timeline

• 2026-05-28 Listed $499,999 MLS PIN
• 2007-12-20 Sold (Public Records) $248,000 Public Records
• 2007-12-20 Sold (MLS) $248,000 MLS PIN
• 2007-12-11 Listing Removed — MLS PIN
• 2007-07-03 Listed $249,900 MLS PIN
• 2005-08-12 Sold (Public Records) $275,000 Public Records
• 2005-08-12 Sold (MLS) $275,000 MLS PIN
• 2005-07-27 Listing Removed — MLS PIN
• 2005-07-20 Listed $279,900 MLS PIN

Property tax history

+3.2%/yr

Latest (2023): $5,029 · +9.3% YoY. Source: county tax records.