253 Lexington St · Woburn, MA 01801

$1,099,000

6 bd · 3.0 ba · 1,522 sqft · MultiFamily public records · 14 Days on market

Built 1960 0.34 ac lot $722/sqft · 121% above area Est $1048k · at est.

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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).

• Cash flow +9.2/30.0
• ARV discount +5.3/15.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Rent growth +1.6/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

This property is eligible under Seller's First Look initiative through 2/17/16!...2 Family with much potential! Separate heat, hot water and electric. Convenient location; easy access to RT 128, close to Arlington and Burlington. Property will not qualify for conventional financing, FHA etc. Construction loan or Cash transaction!

Key facts

• Separate utilities
• 3-family property
• Spacious lot

Tags

• 3-FAMILY PROPERTY
• SEPARATE UTILITIES
• AMPLE OFF-STREET PARKING
• SPACIOUS LOT
• STRONG RENTAL POTENTIAL
• CONVENIENT COMMUTER LOCATION

Property features AI

Finance

• HOA & community: Not a senior community; Access to public transportation, walking/jogging trails, highway access, and public schools

Exterior

• Parking: Paved off-street parking; Open parking with 4 spaces
• Utilities: Public water; Public sewer; 200+ amp electric service
• Home design: 3-family property; Two-story building; Entry levels vary by unit (single-level units)
• Construction: Brick construction; Concrete perimeter foundation; Shingle roof; Built (year per public records)
• Exterior features: Rain gutters; Public road frontage

Interior

• Kitchen: Electric range hookup
• Flooring: Wood flooring; Tile flooring
• Bathrooms: Three full bathrooms
• Interior features: Total of 12 rooms; Kitchen
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $1.10M.

Deal economics

• At list price, monthly cash flow is $-830 ($-10k/yr) — negative. Per door: $-277/mo.
• To cash-flow at today's rent, offer at most $952k (13.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $758k (31.0% below list).
• Recommended offer: $758k (31.0% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 3.1% in Woburn — 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 79/100 on livability (#42 in MA, #1,982 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, health & safety A+; Watch: amenities D+, cost of living F.
• Woburn (suburban): math 35% / reading 49% proficiency, ranked #177 of 302 in MA (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Woburn High (math 48% / reading 67%, grade C, #145 of 343 statewide, top 42%, 1,178 students, 0% FRL) — zoned schools average 0% FRL vs 22% district-wide (22 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 58% at this address vs 42% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Woburn average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents falling (-3.6%/yr); 49 active listings in the ZIP; high-income renter base; 3,670 units permitted in Middlesex County in 2024 (2,611 in 5+ unit buildings).
• At $7,580/mo this rent would consume 82% of the median local household income ($111k/yr) (locally 1723% 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.
• Middlesex County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 22y 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 $360k; list at $1.10M implies a 205% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 50% 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 $758,000 (31.0% 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. 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 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.69% ✗
• Cap rate: 5.39%
• Cash-on-cash: -3.24%
• DSCR: 0.86
• GRM: 12.1

CMA / ARV

• ARV (median comp): $1,047,939
• List price: $1,099,000
• Delta: 4.87%
• Verdict: FAIR
• Comps: 10 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -24.8%
• Equity multiple: 0.18×
• Total profit: $-253,551
• Equity at exit: $163,864

10-year hold

• IRR: -31.0%
• Equity multiple: -0.22×
• Total profit: $-376,213
• Equity at exit: $95,021

Cash invested: $307,720 (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 01801

• Rents YoY: -3.6%
• Active inventory: 49
• Price-to-rent: 36.2×

Monthly cashflow live

• Estimated rent: $7,580 high
• Mortgage (P&I): −$5,763
• Tax from tax record: −$597 /mo · $7,169/yr
• Insurance: −$458
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,592
• Net cashflow: $-830

Break-even live

Break-even rent $8,631

Max offer price $952,305

Occupancy floor —

Sensitivity live

Price	-10% $-208	-5% $-519	+0% $-830	+5% $-1,141	+10% $-1,453
Rent	-10% $-1,429	-5% $-1,130	+0% $-830	+5% $-531	+10% $-232
Rate	-1.0pp $-277	-0.5pp $-551	base $-830	+0.5pp $-1,115	+1.0pp $-1,405

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$7,581
Total (3 units)			$7,580

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: $274,750
• Closing costs: $32,970
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $1,099,000 Active 14 DOM
2. 2026-06-17
   days on market $1,099,000 Active 13 DOM
3. 2026-06-16
   days on market $1,099,000 Active 12 DOM
4. 2026-06-15
   days on market $1,099,000 Active 11 DOM
5. 2026-06-13
   days on market $1,099,000 Active 9 DOM
6. 2026-06-09
   days on market $1,099,000 Active 5 DOM
7. 2026-06-08
   statusdays on market $1,099,000 Active 4 DOM
8. 2026-06-07
   statusdays on marketlisting id $1,099,000 New 3 DOM
9. 2026-06-04
   days on market $1,099,000 Contingent 24 DOM
10. 2026-06-03
    days on market $1,099,000 Contingent 23 DOM
11. 2026-06-02
    days on market $1,099,000 Contingent 22 DOM
12. 2026-06-01
    days on market $1,099,000 Contingent 21 DOM
13. 2026-05-31
    days on market $1,099,000 Contingent 20 DOM
14. 2026-05-11
    listed $1,099,000 New 631-char remark
15. 2016-03-23
    historical 332-char remark

    Show marketing remark (332 chars)

    This property is eligible under Seller's First Look initiative through 2/17/16!...2 Family with much potential! Separate heat, hot water and electric. Convenient location; easy access to RT 128, close to Arlington and Burlington. Property will not qualify for conventional financing, FHA etc. Construction loan or Cash transaction!

16. 2016-03-21
    soldstatus $360,000 Sold 332-char remark

    Show marketing remark (332 chars)

    This property is eligible under Seller's First Look initiative through 2/17/16!...2 Family with much potential! Separate heat, hot water and electric. Convenient location; easy access to RT 128, close to Arlington and Burlington. Property will not qualify for conventional financing, FHA etc. Construction loan or Cash transaction!

17. 2016-02-06
    status Contingent 332-char remark

    Show marketing remark (332 chars)

    This property is eligible under Seller's First Look initiative through 2/17/16!...2 Family with much potential! Separate heat, hot water and electric. Convenient location; easy access to RT 128, close to Arlington and Burlington. Property will not qualify for conventional financing, FHA etc. Construction loan or Cash transaction!

18. 2016-01-29
    price $379,900 332-char remark

    Show marketing remark (332 chars)

    This property is eligible under Seller's First Look initiative through 2/17/16!...2 Family with much potential! Separate heat, hot water and electric. Convenient location; easy access to RT 128, close to Arlington and Burlington. Property will not qualify for conventional financing, FHA etc. Construction loan or Cash transaction!

19. 2016-01-29
    listed $379,000 New 332-char remark

    Show marketing remark (332 chars)

    This property is eligible under Seller's First Look initiative through 2/17/16!...2 Family with much potential! Separate heat, hot water and electric. Convenient location; easy access to RT 128, close to Arlington and Burlington. Property will not qualify for conventional financing, FHA etc. Construction loan or Cash transaction!

20. 2004-12-30
    soldstatus $537,000

    Show marketing remark (162 chars)

    Great multi in Woburn near the Winchester line-Lexington line. Large brick ranch style with possible third unit. House will be delivered vacant. Motivated Seller.

21. 2004-12-30
    soldstatus $537,000

    Show marketing remark (162 chars)

    Great multi in Woburn near the Winchester line-Lexington line. Large brick ranch style with possible third unit. House will be delivered vacant. Motivated Seller.

22. 2004-11-26
    historical

    Show marketing remark (162 chars)

    Great multi in Woburn near the Winchester line-Lexington line. Large brick ranch style with possible third unit. House will be delivered vacant. Motivated Seller.

23. 2004-11-10
    listed $539,000

    Show marketing remark (162 chars)

    Great multi in Woburn near the Winchester line-Lexington line. Large brick ranch style with possible third unit. House will be delivered vacant. Motivated Seller.

24. 2003-11-21
    soldstatus $499,000

ⓘ 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: $7,169 · $597/mo
• Projected year-2 tax: $10,343 · $862/mo
• Expected delta: +$3,174/yr (+$265/mo · 44.3%)

ⓘ 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 ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 50% 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: $90,960
• − Mortgage interest: −$61,561
• − Property taxes: −$7,169
• − Insurance: −$5,495
• − Repairs & maintenance: −$7,277
• − Management: −$7,277
• − Depreciation: −$31,971
• Taxable loss: −$29,790
• Est. tax savings @ 24.0%: +$7,150
• After-tax cash flow: $-2,815/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: Woburn
• NCES district ID: 2513200
• Math proficiency: 35% ▼ -12.00%
• Reading proficiency: 49% ▼ -4.00%
• Median HH income: $76,178
• Composite: 38.6/100
• National rank: #4161
• State rank: #177 of 302 in MA

Livability — Woburn

• Score: 79/100
• State rank: #42
• US rank: #1982

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woburn, MA
• County: Middlesex County · 1,437,704 people
• City population: 41,939
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 41,939
• Household income: $111,185
• Rent vs Own: 44.3% rent · 55.7% own
• Severe rent burden: 1723.0

Population outlook (Middlesex County) Hauer SSP2

• Today (2025): 1,740,269 people
• By 2030: 1,817,187 · +4.4%
• By 2040: 1,963,195 · +12.8%
• By 2050: 2,087,461 · +20.0%
• By 2075: 2,344,036 · +34.7%
• By 2100: 2,383,776 · +37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Asian 8% Two or more races 6% Black 6% Hispanic / Latino 6%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Russian 3% Lithuanian 3% Estonian 2%
• Foreign-born: 20% · Canada, China, Jamaica
• Languages at home: 76% English-only · Other Indo-European 12% Spanish 4% French/Haitian/Cajun 2%

Political lean MEDSL · Middlesex

• 2024 margin: Solid D (+39.5) · D 68.5% · R 29.0% · Other 2.5%
• 2008→2024 swing: +9.3pp toward D · 2008: 30.1pp · 2024: 39.5pp
• All cycles: 2024: D+39.5 2020: D+45.2 2016: D+38.1 2012: D+26.9 2008: D+30.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -513.87%
• Current HPI: 297.9709
• Rent YoY: ▼ -3.65%
• 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

+120.2% since first listed

11 events — show timeline

• 2026-06-04 Listed $1,099,000 MLS PIN
• 2016-03-23 Listing Removed — MLS PIN
• 2016-03-21 Sold (MLS) $360,000 MLS PIN
• 2016-02-06 Pending — MLS PIN
• 2016-01-29 Price Changed $379,900 MLS PIN
• 2016-01-29 Listed $379,000 MLS PIN
• 2004-12-30 Sold (Public Records) $537,000 Public Records
• 2004-12-30 Sold (MLS) $537,000 MLS PIN
• 2004-11-26 Listing Removed — MLS PIN
• 2004-11-10 Listed $539,000 MLS PIN
• 2003-11-21 Sold (Public Records) $499,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $7,169 · +8.2% YoY. Source: county tax records.