963 Winthrop Ave · Revere, MA 02151

$1,075,000

8 bd · 3.0 ba · 3,332 sqft · MultiFamily public records · 75 Days on market

Built 1900 4,979 sqft lot $323/sqft · 6% above area Est $1015k · 6% over

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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 +24.7/30.0
• DSCR +8.0/10.0
• 1% rule +5.6/10.0
• ARV discount +4.9/15.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

Massive 2 family in the beachmont section of revere, fully tenanted and turn key ready for future cashflow! unit 1 is a 3 bed unit featuring 1 bathroom unit 2 is a 5 bed 2 bath duplex unit. fenced in yard space private parking as well.

Key facts

• Fenced in yard space
• Private parking
• 4,979 sq ft lot

Tags

• FENCED IN YARD SPACE
• PRIVATE PARKING

What this means for you Summary

Snapshot

• This is a 8-bed/3.0-bath multifamily listed at $1.07M.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $1.07M).
• Recommended offer: $1.01M (6.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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; solid renter incomes; 2,207 units permitted in Suffolk County in 2024 (1,961 in 5+ unit buildings).
• At $11,346/mo this rent would consume 157% 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 $7k of loan paydown is wiped out by about $32k 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

• It's been on market 75 days — a 6% lower offer ($1.01M) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y ago; this cycle's ask is 32476% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $715k; list at $1.07M implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 71% 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 $1,010,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.06% ✓
• Cap rate: 8.79%
• Cash-on-cash: 8.93%
• DSCR: 1.40
• GRM: 7.9

CMA / ARV

• ARV (median comp): $1,015,417
• List price: $1,075,000
• Delta: 5.87%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
84 Banks St	0.68mi	8/3.0	2,988 (-10%)	13mo	$900,000	$301	40

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: -4.0%
• Equity multiple: 0.85×
• Total profit: $-44,049
• Equity at exit: $160,286

10-year hold

• IRR: 4.5%
• Equity multiple: 1.32×
• Total profit: $94,932
• Equity at exit: $92,946

Cash invested: $301,000 (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 02151

• Rents YoY: 1.9%
• Active inventory: 104
• Price-to-rent: 26.5×

Monthly cashflow live

• Estimated rent: $11,346 high
• Mortgage (P&I): −$5,637
• Tax from tax record: −$637 /mo · $7,646/yr
• Insurance: −$448
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,383
• Net cashflow: $2,241

Break-even live

Break-even rent $8,509

Max offer price $1,075,000

Occupancy floor 75%

Sensitivity live

Price	-10% $2,849	-5% $2,545	+0% $2,241	+5% $1,937	+10% $1,632
Rent	-10% $1,345	-5% $1,793	+0% $2,241	+5% $2,689	+10% $3,137
Rate	-1.0pp $2,782	-0.5pp $2,514	base $2,241	+0.5pp $1,962	+1.0pp $1,679

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

Units	Beds	Baths	Est. rent
1× unit	3	1	$3,381
▸ 2× units	5	2	$7,964
Total (3 units)			$11,346

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: $268,750
• Closing costs: $32,250
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-21
   days on market $1,075,000 Active 75 DOM
2. 2026-06-18
   days on market $1,075,000 Active 72 DOM
3. 2026-06-17
   days on market $1,075,000 Active 71 DOM
4. 2026-06-16
   days on market $1,075,000 Active 70 DOM
5. 2026-06-15
   days on market $1,075,000 Active 69 DOM
6. 2026-06-13
   days on market $1,075,000 Active 67 DOM
7. 2026-06-09
   days on market $1,075,000 Active 63 DOM
8. 2026-06-08
   days on market $1,075,000 Active 62 DOM
9. 2026-06-07
   days on market $1,075,000 Active 61 DOM
10. 2026-06-04
    days on market $1,075,000 Active 58 DOM
11. 2026-06-03
    days on market $1,075,000 Active 57 DOM
12. 2026-06-02
    days on market $1,075,000 Active 56 DOM
13. 2026-06-01
    days on market $1,075,000 Active 55 DOM
14. 2026-05-31
    days on market $1,075,000 Active 54 DOM
15. 2026-05-04
    listed $3,300
16. 2026-05-04
    historical $3,000
17. 2026-04-09
    price $3,000
18. 2026-04-07
    listed $1,075,000 New 235-char remark

    Show marketing remark (235 chars)

    Massive 2 family in the beachmont section of revere, fully tenanted and turn key ready for future cashflow! unit 1 is a 3 bed unit featuring 1 bathroom unit 2 is a 5 bed 2 bath duplex unit. fenced in yard space private parking as well.

19. 2026-02-26
    price $3,300
20. 2026-02-23
    listed $3,000
21. 2022-01-30
    price $2,600
22. 2017-11-01
    soldstatus $715,000 Sold 169-char remark

    Show marketing remark (169 chars)

    GREAT 2 FAMILY PROPERTY FOR SALE CLOSE TO BEACHMONT STATION, CLOSE TO SHORT BEACH, PROPERTY IN GREAT SHAPE, NOTHING TO DO BUT MOVE IN AND COLLECT RENT. NICE OCEAN VIEWS.

23. 2017-08-17
    status Contingent 169-char remark

    Show marketing remark (169 chars)

    GREAT 2 FAMILY PROPERTY FOR SALE CLOSE TO BEACHMONT STATION, CLOSE TO SHORT BEACH, PROPERTY IN GREAT SHAPE, NOTHING TO DO BUT MOVE IN AND COLLECT RENT. NICE OCEAN VIEWS.

24. 2017-08-17
    status Back On Market (Kick-Out/Right of First Refusal) 169-char remark

    Show marketing remark (169 chars)

    GREAT 2 FAMILY PROPERTY FOR SALE CLOSE TO BEACHMONT STATION, CLOSE TO SHORT BEACH, PROPERTY IN GREAT SHAPE, NOTHING TO DO BUT MOVE IN AND COLLECT RENT. NICE OCEAN VIEWS.

25. 2017-08-15
    historical 169-char remark

    Show marketing remark (169 chars)

    GREAT 2 FAMILY PROPERTY FOR SALE CLOSE TO BEACHMONT STATION, CLOSE TO SHORT BEACH, PROPERTY IN GREAT SHAPE, NOTHING TO DO BUT MOVE IN AND COLLECT RENT. NICE OCEAN VIEWS.

26. 2017-08-03
    listed $725,000 New 169-char remark

    Show marketing remark (169 chars)

    GREAT 2 FAMILY PROPERTY FOR SALE CLOSE TO BEACHMONT STATION, CLOSE TO SHORT BEACH, PROPERTY IN GREAT SHAPE, NOTHING TO DO BUT MOVE IN AND COLLECT RENT. NICE OCEAN VIEWS.

27. 2005-07-05
    soldstatus $459,000
28. 2005-07-01
    soldstatus $459,900
29. 2005-05-13
    listed $459,000
30. 1998-10-30
    soldstatus $125,000

ⓘ 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: $7,646 · $637/mo
• Projected year-2 tax: $10,434 · $870/mo
• Expected delta: +$2,788/yr (+$232/mo · 36.5%)

ⓘ 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 6/10 Major 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 71% 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: $136,152
• − Mortgage interest: −$60,217
• − Property taxes: −$7,646
• − Insurance: −$5,375
• − Repairs & maintenance: −$10,892
• − Management: −$10,892
• − Depreciation: −$31,273
• Taxable income: $9,857
• Est. tax owed @ 24.0%: −$2,366
• After-tax cash flow: $24,524/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

-97.4% since first listed

16 events — show timeline

• 2026-05-04 Listed for Rent $3,300 RENTALBEAST
• 2026-05-04 Rental Removed $3,000 LISTANZA
• 2026-04-09 Price Changed $3,000 LISTANZA
• 2026-04-07 Listed $1,075,000 MLS PIN
• 2026-02-26 Price Changed $3,300 LISTANZA
• 2026-02-23 Listed for Rent $3,000 LISTANZA
• 2022-01-30 Price Changed $2,600 RENT.
• 2017-11-01 Sold (MLS) $715,000 MLS PIN
• 2017-08-17 Pending — MLS PIN
• 2017-08-17 Relisted — MLS PIN
• 2017-08-15 Listing Removed — MLS PIN
• 2017-08-03 Listed $725,000 MLS PIN
• 2005-07-05 Sold (Public Records) $459,000 Public Records
• 2005-07-01 Sold (MLS) $459,900 MLS PIN
• 2005-05-13 Listed $459,000 MLS PIN
• 1998-10-30 Sold (Public Records) $125,000 Public Records

Property tax history

+4.2%/yr

Latest (2023): $7,646 · +0.4% YoY. Source: county tax records.