716 Lawrence St · Lowell, MA 01852

$629,900

6 bd · 3.0 ba · 2,584 sqft · MultiFamily public records · 17 Days on market

Built 1900 2,814 sqft lot Est $654k · at est.

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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 +15.5/30.0
• ARV discount +9.1/15.0
• DSCR +4.8/10.0
• Livability +4.0/5.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

Beautiful 2-family home perfect for an Investor or owner occupant with possible first floor commercial space conversion! Explore these two beautiful remodeled units (2018 & 2023). The second floor unit features 3 Beds and one full bathroom with newer kitchen, newer conter-tops and gorgeous flooring throughout. The third floor unit offers 4 bedrooms and one full bath, this unit also offers a pull down attic ladder that leads to a 4th level that is currently unfinished but offers tremendous growth opportunities. Also vinyl siding Installed in 2016, along with Insulated exterior walls and roof replaced in 2015, New Plumbing 2019, Newly constructed rear entrance stairway 2020. Newer tankless navien heating system for unit 1. Basement contains laundry hookups & plenty of storage space or future expansion. Letter of full Lead compliance for both units. Close to Downtown Lowell, Lowell Commuter Rail, Rte. 495 and 3.

Key facts

• Vinyl siding
• Cozy back deck
• Nice size back yard

Tags

• KITCHEN W/GRANITE COUNTERS
• LIVRM W/WOOD FLOORING
• COZY BACK DECK
• VINYL SIDING
• NICE SIZE BACK YARD
• PERMIT PARKING SPACE

Property features AI

Finance

• Other: Property configured as two leased units (both units currently leased); Total building area listed as 2,585
• HOA & community: Nearby public transportation, shopping, parks, highway access, sidewalks, public schools, and a university; Not a senior community

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electric: 110 volts with circuit breakers; Gas supply for gas range
• Home design: 2-family (up/down) configuration; 2 stories
• Construction: Frame construction; Stone foundation; White exterior color; Year built per public records; renovated since; Certified treated for lead paint
• Exterior features: Wood deck; Balcony/deck; Rain gutters; Cleared, gently sloping lot; Paved public road frontage; Publicly maintained road

Interior

• Kitchen: Range; Microwave; Refrigerator
• Flooring: Wood; Laminate; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; 9 cooling units
• Interior features: Lead certification available; Stone/granite/solid counters; Bathroom with tub and shower; Walk-up attic; Living room; Kitchen; Insulated doors; Insulated windows; Total of 11 rooms

What this means for you Summary

Snapshot

• This is a 1×3bd/1.0ba + 1×4bd/1.0ba units multifamily listed at $630k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/yr) — positive. Per door: $125/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 $547k (13.2% below list).
• Recommended offer: $547k (13.2% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.0% in Lowell — 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 80/100 on livability (#36 in MA, #1,677 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: schools C-, crime F, cost of living F.
• Lowell (suburban): math 20% / reading 28% proficiency, ranked #277 of 302 in MA (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 54 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 3,670 units permitted in Middlesex County in 2024 (2,611 in 5+ unit buildings).
• At $5,467/mo this rent would consume 81% of the median local household income ($81k/yr) (locally 1816% 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 $4k of loan paydown is wiped out by about $19k 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

• It's been on market 17 days — a 2% lower offer ($620k) is reasonable based on typical stale-listing flexibility.
• 5 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.

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→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $546,700 (13.2% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F 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?
6. 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?
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: 0.87% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.70%
• DSCR: 1.08
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $653,752
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
64 S Whipple St	0.16mi	5/3.0 (-1)	2,455 (-5%)	7mo	$620,000	$253	73
15-17 Whipple St	0.31mi	6/2.0	2,536 (-2%)	6mo	$580,000	$229	73
767 Central St	0.37mi	5/3.0 (-1)	2,516 (-3%)	8mo	$700,000	$278	66
15 Crowley St	0.30mi	6/2.0	2,322 (-10%)	1mo	$630,000	$271	64
32 Bourne St	0.23mi	6/2.0	2,802 (+8%)	9mo	$630,000	$225	64
9 Watson St	0.18mi	6/2.0	2,923 (+13%)	4mo	$750,000	$257	62
24-26 Abbott St	0.34mi	6/2.0	2,746 (+6%)	10mo	$537,500	$196	62
21 Otis St	0.26mi	6/2.0	2,836 (+10%)	12mo	$720,000	$254	58
19 Elm St	0.46mi	5/2.0 (-1)	2,456 (-5%)	10mo	$600,000	$244	53
1 Huntoon Ave	0.66mi	5/4.0 (-1)	2,704 (+5%)	4mo	$800,000	$296	49
70 Elm St	0.47mi	6/2.0	2,240 (-13%)	6mo	$400,000	$179	47
33 Cady St	0.48mi	7/2.5 (+1)	2,914 (+13%)	11mo	$584,000	$200	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 · 0.04% rent growth · sell at horizon

5-year hold

• IRR: -16.8%
• Equity multiple: 0.42×
• Total profit: $-102,068
• Equity at exit: $93,920

10-year hold

• IRR: -14.8%
• Equity multiple: 0.26×
• Total profit: $-129,931
• Equity at exit: $54,462

Cash invested: $176,372 (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 01852

• Home prices YoY: -23.2%
• Rents YoY: 0.0%
• Active inventory: 54
• Price-to-rent: 20.0×

Monthly cashflow live

• Estimated rent: $5,467 high
• Mortgage (P&I): −$3,303
• Tax from tax record: −$503 /mo · $6,041/yr
• Insurance: −$262
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,148
• Net cashflow: $250

Break-even live

Break-even rent $5,151

Max offer price $629,900

Occupancy floor 90%

Sensitivity live

Price	-10% $606	-5% $428	+0% $250	+5% $72	+10% $-107
Rent	-10% $-182	-5% $34	+0% $250	+5% $466	+10% $682
Rate	-1.0pp $567	-0.5pp $410	base $250	+0.5pp $87	+1.0pp $-79

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

Units	Beds	Baths	Est. rent
1× unit	3	1	$2,631
1× unit	4	1	$2,836
Total (2 units)			$5,467

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: $157,475
• Closing costs: $18,897
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
50 Willow St Unit 50 Lowell, MA	5.0	1.5	1763	$3,500	$1.99	44d	1	0.76mi

Listing history 11 events

1. 2026-06-21
   days on market $629,900 Active 17 DOM
2. 2026-06-18
   days on market $629,900 Active 14 DOM
3. 2026-06-17
   days on market $629,900 Active 13 DOM
4. 2026-06-16
   days on market $629,900 Active 12 DOM
5. 2026-06-15
   days on market $629,900 Active 11 DOM
6. 2026-06-13
   days on market $629,900 Active 9 DOM
7. 2026-06-13
   days on market $629,900 Active 8 DOM
8. 2026-06-09
   days on market $629,900 Active 5 DOM
9. 2026-06-08
   statusdays on market $629,900 Active 4 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $629,900 New 3 DOM

ⓘ 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: $6,041 · $503/mo
• Projected year-2 tax: $6,894 · $575/mo
• Expected delta: +$853/yr (+$71/mo · 14.1%)

ⓘ 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 5/10 Major 7 d/yr ≥96°F today · 16 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: $65,604
• − Mortgage interest: −$35,284
• − Property taxes: −$6,041
• − Insurance: −$3,150
• − Repairs & maintenance: −$5,248
• − Management: −$5,248
• − Depreciation: −$18,324
• Taxable loss: −$7,692
• Est. tax savings @ 24.0%: +$1,846
• After-tax cash flow: $4,843/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: Lowell
• NCES district ID: 2507020
• Math proficiency: 20% ▼ -18.00%
• Reading proficiency: 28% ▼ -11.00%
• Median HH income: $49,291
• Composite: 21.14/100
• National rank: #8430
• State rank: #277 of 302 in MA

Livability — Lowell

• Score: 80/100
• State rank: #36
• US rank: #1677

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lowell, MA
• County: Middlesex County · 1,437,704 people
• City population: 100,628
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 37,144
• Household income: $80,906
• Rent vs Own: 55.7% rent · 44.3% own
• Severe rent burden: 1816.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 53% Hispanic / Latino 17% Asian 15% Two or more races 9% Black 8%
• Hispanic origin (detail): Mexican 2% Puerto Rican 8% Dominican 2%
• Common ancestry: Russian 7% Lithuanian 5% Estonian 4%
• Foreign-born: 28% · Canada, Vietnam, Jamaica
• Languages at home: 60% English-only · Other Indo-European 13% Spanish 12% Other Asian/Pacific 8%

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: ▼ -125.95%
• Current HPI: 416.1634
• Rent YoY: ▬ 0.04%
• 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

+162.6% since first listed

13 events — show timeline

• 2026-06-04 Listed $629,900 MLS PIN
• 2023-12-07 Sold (MLS) $600,000 MLS PIN
• 2023-10-11 Pending — MLS PIN
• 2023-09-14 Listed $579,999 MLS PIN
• 2023-09-01 Rental Removed $2,195 LEASESTAR
• 2023-08-24 Listed for Rent $2,195 LEASESTAR
• 2021-07-15 Sold (MLS) $425,000 MLS PIN
• 2021-06-02 Pending — MLS PIN
• 2021-05-19 Contingent — MLS PIN
• 2021-05-11 Listed $419,900 MLS PIN
• 2004-12-22 Sold (MLS) $231,000 MLS PIN
• 2004-11-11 Listing Removed — MLS PIN
• 2004-04-14 Listed $239,900 MLS PIN

Property tax history

+5.1%/yr

Latest (2025): $6,041 · +8.6% YoY. Source: county tax records.