727 Pleasant St · Paxton, MA 01612

$340,000

3 bd · 1.5 ba · 1,290 sqft · SingleFamily public records · 44 Days on market

Built 1930 0.28 ac lot $264/sqft · 18% below area Est $414k · 18% under

---

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 +20.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• Schools +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your new home in the serene town of Paxton, MA! This 3 bed, 1.5 bath property has everything you need. Step inside the welcoming mudroom, complete with laundry facilities, offering practicality and organization from the moment you arrive. The kitchen offers plenty of space for cooking and the deck off the kitchen gives the perfect space for entertaining! Relax in the inviting living room or cozy up in the den with a built-in fireplace and grill. Upstairs, three bedrooms provide comfortable retreats. The primary bedroom features a half bath! Recent updates include new vinyl flooring in the mudroom and kitchen and fresh paint throughout! Outside, there's a two-car garage with finished space above, perfect for storage! Located minutes from Worcester, close to amenities and outdoor activities. Don't miss out - schedule a showing today!

Key facts

• 0.28 acre lot
• 2 garage spots
• Built 1930

Property features AI

Finance

• Financial info: $4,459 annual tax (2025)
• HOA & community: Not a senior community

Exterior

• Parking: Detached garage with garage door opener and storage; Two covered parking spaces; Eight open parking spaces; Paved driveway and off-street parking (total 10 parking spaces)
• Utilities: Public water; Private sewer
• Home design: Single-family residence; One-story (above-grade finished area reported)
• Construction: Stone foundation; Built as reported in public records
• Exterior features: Wooded lot; Public road frontage

Interior

• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air oil heating; Window air conditioning units
• Interior features: Six total rooms; Basement with bulkhead, concrete floor, and sump pump; One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $436 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $340k).
• Recommended offer: $330k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Wachusett (rural): math 47% / reading 60% proficiency, ranked #84 of 302 in MA (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: 7 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,293 units permitted in Worcester County in 2024 (1,205 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($330k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $30k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• 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 $329,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.03% ✓
• Cap rate: 7.83%
• Cash-on-cash: 5.49%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

• ARV (median comp): $414,015
• List price: $340,000
• Delta: -17.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32 West St	0.14mi	3/2.0	1,308 (+1%)	5mo	$225,000	$172	85
122 West St	0.54mi	3/1.5	1,426 (+10%)	7mo	$365,000	$256	52
177 Grove St	0.58mi	3/2.0	1,261 (-2%)	22mo	$380,000	$301	49
19 Keep Ave	0.74mi	3/2.0	1,458 (+13%)	4mo	$465,000	$319	38

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.8%
• Equity multiple: 0.71×
• Total profit: $-27,296
• Equity at exit: $50,695

10-year hold

• IRR: 1.8%
• Equity multiple: 1.13×
• Total profit: $12,138
• Equity at exit: $29,397

Cash invested: $95,200 (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 01612

• Home prices YoY: -10.0%
• Active inventory: 7
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $3,500 medium
• Mortgage (P&I): −$1,783
• Tax from tax record: −$404 /mo · $4,854/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$735
• Net cashflow: $436

Break-even live

Break-even rent $2,948

Max offer price $340,000

Occupancy floor 83%

Sensitivity live

Price	-10% $628	-5% $532	+0% $436	+5% $340	+10% $243
Rent	-10% $159	-5% $298	+0% $436	+5% $574	+10% $712
Rate	-1.0pp $607	-0.5pp $522	base $436	+0.5pp $348	+1.0pp $258

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
264 Richards Ave Unit 1 Paxton, MA	3.0	1.0	1210	$3,500	$2.89	15d	1	1.06mi

Listing history 25 events

1. 2026-06-21
   statusdays on market $340,000 Under Agreement 44 DOM
2. 2026-06-18
   days on market $340,000 Active 43 DOM
3. 2026-06-17
   days on market $340,000 Active 42 DOM
4. 2026-06-16
   days on market $340,000 Active 41 DOM
5. 2026-06-15
   days on market $340,000 Active 40 DOM
6. 2026-06-14
   days on market $340,000 Active 38 DOM
7. 2026-06-13
   days on market $340,000 Active 37 DOM
8. 2026-06-10
   days on market $340,000 Active 35 DOM
9. 2026-06-09
   days on market $340,000 Active 34 DOM
10. 2026-06-08
    days on market $340,000 Active 33 DOM
11. 2026-06-07
    days on market $340,000 Active 32 DOM
12. 2026-06-03
    days on market $340,000 Active 28 DOM
13. 2026-06-02
    statusdays on market $340,000 Active 27 DOM
14. 2026-06-01
    days on market $340,000 Price Changed 26 DOM
15. 2026-05-31
    days on market $340,000 Price Changed 25 DOM
16. 2026-05-31
    days on market $340,000 Price Changed 24 DOM
17. 2026-05-06
    listed $370,000 New 31-char remark
18. 2024-08-30
    soldstatus $300,000 Sold 854-char remark

    Show marketing remark (854 chars)

    Welcome to your new home in the serene town of Paxton, MA! This 3 bed, 1.5 bath property has everything you need. Step inside the welcoming mudroom, complete with laundry facilities, offering practicality and organization from the moment you arrive. The kitchen offers plenty of space for cooking and the deck off the kitchen gives the perfect space for entertaining! Relax in the inviting living room or cozy up in the den with a built-in fireplace and grill. Upstairs, three bedrooms provide comfortable retreats. The primary bedroom features a half bath! Recent updates include new vinyl flooring in the mudroom and kitchen and fresh paint throughout! Outside, there's a two-car garage with finished space above, perfect for storage! Located minutes from Worcester, close to amenities and outdoor activities. Don't miss out - schedule a showing today!

19. 2024-07-22
    status Under Agreement 854-char remark

    Show marketing remark (854 chars)

    Welcome to your new home in the serene town of Paxton, MA! This 3 bed, 1.5 bath property has everything you need. Step inside the welcoming mudroom, complete with laundry facilities, offering practicality and organization from the moment you arrive. The kitchen offers plenty of space for cooking and the deck off the kitchen gives the perfect space for entertaining! Relax in the inviting living room or cozy up in the den with a built-in fireplace and grill. Upstairs, three bedrooms provide comfortable retreats. The primary bedroom features a half bath! Recent updates include new vinyl flooring in the mudroom and kitchen and fresh paint throughout! Outside, there's a two-car garage with finished space above, perfect for storage! Located minutes from Worcester, close to amenities and outdoor activities. Don't miss out - schedule a showing today!

20. 2024-07-18
    status Back On Market 854-char remark

    Show marketing remark (854 chars)

    Welcome to your new home in the serene town of Paxton, MA! This 3 bed, 1.5 bath property has everything you need. Step inside the welcoming mudroom, complete with laundry facilities, offering practicality and organization from the moment you arrive. The kitchen offers plenty of space for cooking and the deck off the kitchen gives the perfect space for entertaining! Relax in the inviting living room or cozy up in the den with a built-in fireplace and grill. Upstairs, three bedrooms provide comfortable retreats. The primary bedroom features a half bath! Recent updates include new vinyl flooring in the mudroom and kitchen and fresh paint throughout! Outside, there's a two-car garage with finished space above, perfect for storage! Located minutes from Worcester, close to amenities and outdoor activities. Don't miss out - schedule a showing today!

21. 2024-07-18
    price $299,900 854-char remark

    Show marketing remark (854 chars)

    Welcome to your new home in the serene town of Paxton, MA! This 3 bed, 1.5 bath property has everything you need. Step inside the welcoming mudroom, complete with laundry facilities, offering practicality and organization from the moment you arrive. The kitchen offers plenty of space for cooking and the deck off the kitchen gives the perfect space for entertaining! Relax in the inviting living room or cozy up in the den with a built-in fireplace and grill. Upstairs, three bedrooms provide comfortable retreats. The primary bedroom features a half bath! Recent updates include new vinyl flooring in the mudroom and kitchen and fresh paint throughout! Outside, there's a two-car garage with finished space above, perfect for storage! Located minutes from Worcester, close to amenities and outdoor activities. Don't miss out - schedule a showing today!

22. 2024-06-19
    status Under Agreement 854-char remark

    Show marketing remark (854 chars)

    Welcome to your new home in the serene town of Paxton, MA! This 3 bed, 1.5 bath property has everything you need. Step inside the welcoming mudroom, complete with laundry facilities, offering practicality and organization from the moment you arrive. The kitchen offers plenty of space for cooking and the deck off the kitchen gives the perfect space for entertaining! Relax in the inviting living room or cozy up in the den with a built-in fireplace and grill. Upstairs, three bedrooms provide comfortable retreats. The primary bedroom features a half bath! Recent updates include new vinyl flooring in the mudroom and kitchen and fresh paint throughout! Outside, there's a two-car garage with finished space above, perfect for storage! Located minutes from Worcester, close to amenities and outdoor activities. Don't miss out - schedule a showing today!

23. 2024-06-18
    historical 854-char remark

    Show marketing remark (854 chars)

    Welcome to your new home in the serene town of Paxton, MA! This 3 bed, 1.5 bath property has everything you need. Step inside the welcoming mudroom, complete with laundry facilities, offering practicality and organization from the moment you arrive. The kitchen offers plenty of space for cooking and the deck off the kitchen gives the perfect space for entertaining! Relax in the inviting living room or cozy up in the den with a built-in fireplace and grill. Upstairs, three bedrooms provide comfortable retreats. The primary bedroom features a half bath! Recent updates include new vinyl flooring in the mudroom and kitchen and fresh paint throughout! Outside, there's a two-car garage with finished space above, perfect for storage! Located minutes from Worcester, close to amenities and outdoor activities. Don't miss out - schedule a showing today!

24. 2024-06-05
    historical Contingent 854-char remark

    Show marketing remark (854 chars)

    Welcome to your new home in the serene town of Paxton, MA! This 3 bed, 1.5 bath property has everything you need. Step inside the welcoming mudroom, complete with laundry facilities, offering practicality and organization from the moment you arrive. The kitchen offers plenty of space for cooking and the deck off the kitchen gives the perfect space for entertaining! Relax in the inviting living room or cozy up in the den with a built-in fireplace and grill. Upstairs, three bedrooms provide comfortable retreats. The primary bedroom features a half bath! Recent updates include new vinyl flooring in the mudroom and kitchen and fresh paint throughout! Outside, there's a two-car garage with finished space above, perfect for storage! Located minutes from Worcester, close to amenities and outdoor activities. Don't miss out - schedule a showing today!

25. 2024-05-29
    listed $325,000 New 854-char remark

    Show marketing remark (854 chars)

    Welcome to your new home in the serene town of Paxton, MA! This 3 bed, 1.5 bath property has everything you need. Step inside the welcoming mudroom, complete with laundry facilities, offering practicality and organization from the moment you arrive. The kitchen offers plenty of space for cooking and the deck off the kitchen gives the perfect space for entertaining! Relax in the inviting living room or cozy up in the den with a built-in fireplace and grill. Upstairs, three bedrooms provide comfortable retreats. The primary bedroom features a half bath! Recent updates include new vinyl flooring in the mudroom and kitchen and fresh paint throughout! Outside, there's a two-car garage with finished space above, perfect for storage! Located minutes from Worcester, close to amenities and outdoor activities. Don't miss out - schedule a showing today!

ⓘ 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: $4,854 · $404/mo
• Projected year-2 tax: $4,854 · $404/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°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: $42,000
• − Mortgage interest: −$19,045
• − Property taxes: −$4,854
• − Insurance: −$1,700
• − Repairs & maintenance: −$3,360
• − Management: −$3,360
• − Depreciation: −$9,891
• Taxable loss: −$210
• Est. tax savings @ 24.0%: +$50
• After-tax cash flow: $5,280/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: Wachusett
• NCES district ID: 2511880
• Math proficiency: 47% ▼ -19.00%
• Reading proficiency: 60% ▼ -9.00%
• Median HH income: $96,383
• Composite: 50.07/100
• National rank: #1910
• State rank: #84 of 302 in MA

Livability — Paxton

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 4,996

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: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 5% Two or more races 5% Black 2%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Lithuanian 11% Romanian 5% Serbian 2%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 86% English-only · Other Indo-European 6% Spanish 3% Russian/Polish/Slavic 2%

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: ▼ -28.92%
• Current HPI: 260.4022
• 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

+4.6% since first listed

11 events — show timeline

• 2026-05-29 Price Changed $340,000 MLS PIN
• 2026-05-20 Price Changed $360,000 MLS PIN
• 2026-05-06 Listed $370,000 MLS PIN
• 2024-08-30 Sold (MLS) $300,000 MLS PIN
• 2024-07-22 Pending — MLS PIN
• 2024-07-18 Relisted — MLS PIN
• 2024-07-18 Price Changed $299,900 MLS PIN
• 2024-06-19 Pending — MLS PIN
• 2024-06-18 Listing Removed — MLS PIN
• 2024-06-05 Contingent — MLS PIN
• 2024-05-29 Listed $325,000 MLS PIN

Property tax history

+4.2%/yr

Latest (2023): $4,854 · +7.5% YoY. Source: county tax records.