30 Puritan Rd · Weymouth Town, MA 02189

$695,000

4 bd · 2.0 ba · 2,038 sqft · MultiFamily public records · 226 Days on market

Built 1903 0.79 ac lot $341/sqft · 10% below area Est $773k · 10% under ↓ 6% since listing

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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 +13.4/30.0
• ARV discount +12.1/15.0
• Livability +4.2/5.0
• DSCR +4.0/10.0
• Schools +3.5/10.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• 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

Blissful opportunity! This spacious 2-family home offers a total of 2,038 sq. ft. of living space on a beautiful .79-acre lot filled with mature plantings & natural beauty. The 1st floor unit features 2 bedrooms & 1 bath, while the second-floor unit offers 3 bedrooms & 1 bath, perfect for extended family or rental income. Nestled in a desirable neighborhood that leads down to the Back River with scenic trails, this property combines charm, space & location. While it needs some updating & personal touches, it’s packed with potential, ideal for an investor or owner-occupant. Enjoy privacy, nature & convenience all in one - close to shopping, schools, & major routes. Don’t miss this unique chance to secure a high-potential property in Weymouth’s thriving community. Whether you’re an investor or savvy buyer looking for long-term value, this property offers unmatched versatility & opportunity. Come see for yourself!

Key facts

• Scenic trails
• 2 family home
• Privacy

Tags

• 2 FAMILY HOME
• BEAUTIFUL LOT
• MATURE PLANTINGS
• SCENIC TRAILS
• PRIVACY
• HIGH POTENTIAL PROPERTY

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $695k.

Deal economics

• At list price, monthly cash flow is $14 ($165/yr) — positive. Per door: $7/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 $558k (19.7% below list).
• Recommended offer: $558k (19.7% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.2% in Weymouth Town — 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 85/100 on livability (#11 in MA, #465 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: cost of living F.
• Weymouth (suburban): math 32% / reading 45% proficiency, ranked #205 of 302 in MA (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lawrence W Pingree (math 32% / reading 47%, grade F, #504 of 938 statewide, top 57%, 258 students, 0% FRL); Abigail Adams Middle School (math 31% / reading 43%); Weymouth High School (math 32% / reading 45%, grade F, #233 of 343 statewide, top 69%, 1,807 students, 0% FRL) — zoned schools average 0% FRL vs 26% district-wide (26 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-0.2%/yr); 19 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 958 units permitted in Norfolk County in 2024 (305 in 5+ unit buildings).
• At $5,578/mo this rent would consume 71% of the median local household income ($95k/yr) (locally 524% 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 $5k of loan paydown is wiped out by about $21k of value loss. Plan a longer hold.
• Norfolk County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 226 days — a 12% lower offer ($612k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1903 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 77% 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 $557,800 (19.7% below list)

Questions for the listing agent

1. It's been on market 226 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
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 1903 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.80% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.08%
• DSCR: 1.00
• GRM: 10.4

CMA / ARV

• ARV (median comp): $773,363
• List price: $695,000
• Delta: -10.13%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -19.3%
• Equity multiple: 0.34×
• Total profit: $-128,261
• Equity at exit: $103,627

10-year hold

• IRR: -19.1%
• Equity multiple: 0.10×
• Total profit: $-174,419
• Equity at exit: $60,091

Cash invested: $194,600 (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 02189

• Rents YoY: -0.2%
• Active inventory: 19
• Price-to-rent: 20.8×

Monthly cashflow live

• Estimated rent: $5,578 high
• Mortgage (P&I): −$3,645
• Tax from tax record: −$459 /mo · $5,504/yr
• Insurance: −$290
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,171
• Net cashflow: $14

Break-even live

Break-even rent $5,561

Max offer price $695,000

Occupancy floor 95%

Sensitivity live

Price	-10% $407	-5% $210	+0% $14	+5% $-183	+10% $-380
Rent	-10% $-427	-5% $-207	+0% $14	+5% $234	+10% $454
Rate	-1.0pp $364	-0.5pp $190	base $14	+0.5pp $-166	+1.0pp $-350

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$5,578
Total (2 units)			$5,578

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: $173,750
• Closing costs: $20,850
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
411 East St East Weymouth, MA	3.0	2.0	1624	$3,600	$2.22	26d	1	0.16mi
53 Gale Rd Weymouth, MA	5.0	2.0	1400	$4,500	$3.21	45d	1	1.16mi
350 Beal St Hingham, MA	1.0–3.0	1.0–2.0	1189	$5,814	$4.89	0d	11	1.25mi

Listing history 17 events

1. 2026-06-21
   days on market $695,000 Active 226 DOM
2. 2026-06-18
   days on market $695,000 Active 223 DOM
3. 2026-06-17
   days on market $695,000 Active 222 DOM
4. 2026-06-16
   days on market $695,000 Active 221 DOM
5. 2026-06-15
   days on market $695,000 Active 220 DOM
6. 2026-06-13
   days on market $695,000 Active 218 DOM
7. 2026-06-13
   days on market $695,000 Active 217 DOM
8. 2026-06-09
   statusdays on market $695,000 Active 214 DOM
9. 2026-06-08
   days on market $695,000 Price Changed 213 DOM
10. 2026-06-07
    pricestatusdays on market $695,000 Price Changed 212 DOM
11. 2026-06-04
    days on market $749,900 Active 209 DOM
12. 2026-06-03
    days on market $749,900 Active 208 DOM
13. 2026-06-02
    days on market $749,900 Active 207 DOM
14. 2026-06-01
    days on market $749,900 Active 206 DOM
15. 2026-05-31
    days on market $749,900 Active 205 DOM
16. 2026-02-14
    price $749,900 980-char remark

    Show marketing remark (980 chars)

    Blissful opportunity! This spacious 2-family home offers a total of 2,038 sq. ft. of living space on a beautiful .79-acre lot filled with mature plantings & natural beauty. The 1st floor unit features 2 bedrooms & 1 bath, while the second-floor unit offers 3 bedrooms & 1 bath, perfect for extended family or rental income. Nestled in a desirable neighborhood that leads down to the Back River with scenic trails, this property combines charm, space & location. While it needs some updating & personal touches, it’s packed with potential, ideal for an investor or owner-occupant. Enjoy privacy, nature & convenience all in one - close to shopping, schools, & major routes. Don’t miss this unique chance to secure a high-potential property in Weymouth’s thriving community. Whether you’re an investor or savvy buyer looking for long-term value, this property offers unmatched versatility & opportunity. Come see for yourself!

17. 2025-11-07
    listed $799,900 New 980-char remark

    Show marketing remark (980 chars)

    Blissful opportunity! This spacious 2-family home offers a total of 2,038 sq. ft. of living space on a beautiful .79-acre lot filled with mature plantings & natural beauty. The 1st floor unit features 2 bedrooms & 1 bath, while the second-floor unit offers 3 bedrooms & 1 bath, perfect for extended family or rental income. Nestled in a desirable neighborhood that leads down to the Back River with scenic trails, this property combines charm, space & location. While it needs some updating & personal touches, it’s packed with potential, ideal for an investor or owner-occupant. Enjoy privacy, nature & convenience all in one - close to shopping, schools, & major routes. Don’t miss this unique chance to secure a high-potential property in Weymouth’s thriving community. Whether you’re an investor or savvy buyer looking for long-term value, this property offers unmatched versatility & opportunity. Come see for yourself!

ⓘ 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: $5,504 · $459/mo
• Projected year-2 tax: $7,026 · $586/mo
• Expected delta: +$1,522/yr (+$127/mo · 27.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% 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: $66,936
• − Mortgage interest: −$38,931
• − Property taxes: −$5,504
• − Insurance: −$3,475
• − Repairs & maintenance: −$5,355
• − Management: −$5,355
• − Depreciation: −$20,218
• Taxable loss: −$11,902
• Est. tax savings @ 24.0%: +$2,856
• After-tax cash flow: $3,021/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: Weymouth
• NCES district ID: 2512840
• Math proficiency: 32% ▼ -12.00%
• Reading proficiency: 45% ▼ -5.00%
• Median HH income: $69,444
• Composite: 35.06/100
• National rank: #5032
• State rank: #205 of 302 in MA

Livability — Weymouth Town

• Score: 85/100
• State rank: #11
• US rank: #465

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Weymouth Town, MA
• County: Norfolk County · 644,082 people
• City population: 57,786
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 14,450
• Household income: $94,541
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 524.0

Population outlook (Norfolk County) Hauer SSP2

• Today (2025): 737,259 people
• By 2030: 755,213 · +2.4%
• By 2040: 786,961 · +6.7%
• By 2050: 813,019 · +10.3%
• By 2075: 861,214 · +16.8%
• By 2100: 845,063 · +14.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 9% Two or more races 6% Hispanic / Latino 5% Asian 5%
• Hispanic origin (detail): Puerto Rican 1% Cuban 1%
• Common ancestry: Lithuanian 3% Romanian 2% Estonian 1%
• Foreign-born: 12% · Canada, China, Vietnam
• Languages at home: 87% English-only · Other Indo-European 3% Spanish 3% French/Haitian/Cajun 2%

Political lean MEDSL · Norfolk

• 2024 margin: Strong D (+28.8) · D 63.3% · R 34.6% · Other 2.1%
• 2008→2024 swing: +10.2pp toward D · 2008: 18.5pp · 2024: 28.8pp
• All cycles: 2024: D+28.8 2020: D+36.3 2016: D+27.9 2012: D+16.1 2008: D+18.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -270.48%
• Current HPI: 303.3138
• Rent YoY: ▼ -0.23%
• 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

-6.3% since first listed

2 events — show timeline

• 2026-02-14 Price Changed $749,900 MLS PIN
• 2025-11-07 Listed $799,900 MLS PIN

Property tax history

+4.5%/yr

Latest (2023): $5,504 · +2.7% YoY. Source: county tax records.