159 Jefferson Ave · Everett, MA 02149

$829,000

5 bd · 2.0 ba · 2,175 sqft · MultiFamily public records · 49 Days on market

Built 1900 3,376 sqft lot $381/sqft · 7% below area Est $890k · 7% under

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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 +24.0/30.0
• ARV discount +10.6/15.0
• DSCR +7.7/10.0
• 1% rule +5.6/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• 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

Well maintained two family with nice fenced yard and garage. Perfect for owner occupant.

Key facts

• Spacious kitchens
• Two car garage
• 3,376 sq ft lot

Tags

• MULTI-FAMILY PROPERTY
• SPACIOUS KITCHENS
• PRIVATE FRONT ENTRANCE
• TWO CAR GARAGE
• WELCOMING FRONT PORCH

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath multifamily listed at $829k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $829k).
• Recommended offer: $804k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 3.8% in Everett — 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 (#35 in MA, #1,665 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: cost of living F.
• Everett (suburban): math 15% / reading 26% proficiency, ranked #289 of 302 in MA (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.0%/yr); 45 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,670 units permitted in Middlesex County in 2024 (2,611 in 5+ unit buildings).
• At $8,821/mo this rent would consume 124% of the median local household income ($85k/yr) (locally 2888% 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 $6k of loan paydown is wiped out by about $25k 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 49 days — a 3% lower offer ($804k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 28y ago; this cycle's ask is 196% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $275k; list at $829k implies a 201% 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, 67% 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 $804,130 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 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 1900 — 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 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: 8.64%
• Cash-on-cash: 8.38%
• DSCR: 1.37
• GRM: 7.8

CMA / ARV

• ARV (median comp): $889,533
• List price: $829,000
• Delta: -6.81%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26 Clay Ave	0.11mi	5/2.0	2,367 (+9%)	6mo	$850,000	$359	76
16 Woodside Ave	0.34mi	5/2.0	2,100 (-3%)	8mo	$735,000	$350	72
14 Russell St	0.25mi	5/2.0	1,974 (-9%)	6mo	$780,000	$395	68
98 Walnut St	0.56mi	5/2.0	2,221 (+2%)	6mo	$900,000	$405	65
35-37 Harvard St	0.38mi	6/4.0 (+1)	2,200 (+1%)	5mo	$919,000	$418	63
20 Fairmount St	0.46mi	5/2.0	2,341 (+8%)	3mo	$940,000	$402	63
40 Wilbur St	0.30mi	5/3.0	2,372 (+9%)	5mo	$730,000	$308	62
92 Irving St	0.60mi	4/2.0 (-1)	2,265 (+4%)	1mo	$900,000	$397	59
39-41 Luke Rd	0.71mi	5/3.0	2,184 (+0%)	5mo	$1,000,000	$458	58
109 Arnold St	0.66mi	4/2.0 (-1)	2,208 (+2%)	5mo	$700,000	$317	58
38 Oakwood Ave	0.67mi	5/2.5	2,230 (+2%)	7mo	$880,000	$395	57
58 Walnut St	0.63mi	5/3.0	2,036 (-6%)	6mo	$890,000	$437	51

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 · 2.03% rent growth · sell at horizon

5-year hold

• IRR: -4.6%
• Equity multiple: 0.83×
• Total profit: $-39,753
• Equity at exit: $123,607

10-year hold

• IRR: 3.9%
• Equity multiple: 1.27×
• Total profit: $63,558
• Equity at exit: $71,677

Cash invested: $232,120 (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 02149

• Home prices YoY: -24.2%
• Rents YoY: 2.0%
• Active inventory: 45
• Price-to-rent: 27.6×

Monthly cashflow live

• Estimated rent: $8,821 high
• Mortgage (P&I): −$4,347
• Tax from tax record: −$655 /mo · $7,864/yr
• Insurance: −$345
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,852
• Net cashflow: $1,620

Break-even live

Break-even rent $6,770

Max offer price $829,000

Occupancy floor 77%

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

Units	Beds	Baths	Est. rent
1× unit	2	1	$2,504
▸ 2× units	3	1	$6,318
Total (3 units)			$8,821

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: $207,250
• Closing costs: $24,870
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
54 Hillside Ave Unit 2 Everett, MA	4.0	1.0	2444	$3,200	$1.31	4d	1	0.44mi
20 Fairmount St Unit 2 Everett, MA	5.0	1.0	1400	$3,500	$2.50	43d	1	0.48mi
26 Arlington St #2 Everett, MA	4.0	2.0	2500	$3,700	$1.48	23d	1	0.54mi
95 Waverly Ave Unit 2 Everett, MA	5.0	2.0	1800	$4,199	$2.33	43d	1	0.57mi
9 Rock Valley Ave Everett, MA	4.0	3.0	1586	$3,895	$2.46	17d	1	0.61mi
9 Rock Valley Ave Everett, MA	4.0	3.0	1586	$3,995	$2.52	43d	1	0.61mi
33 George St Unit 2 Everett, MA	4.0	1.0	1560	$3,400	$2.18	43d	1	0.65mi
32 Irving St Unit 1 Everett, MA	4.0	2.0	1500	$4,500	$3.00	24d	1	0.74mi
47 Pleasant St Everett, MA	6.0	1.5	1814	$4,500	$2.48	43d	1	0.80mi
91 Waverly St Unit 2 Everett, MA	5.0	1.5	1650	$4,200	$2.55	17d	1	0.83mi
216 Vane St Unit 1 Revere, MA	4.0	2.5	2300	$4,050	$1.76	17d	1	0.93mi
109 Walnut St Unit 109 Malden, MA	4.0	1.5	2338	$4,200	$1.80	10d	1	1.10mi
10 Forsyth St Chelsea, MA	1.0–4.0	1.0–2.0	1176	$2,878	$2.45	4d	3	1.14mi
19 Bellingham Ave Unit 19 Everett, MA	4.0	2.0	1400	$4,300	$3.07	1d	1	1.18mi
10 Pearl St Unit 2 Everett, MA	4.0	2.0	1685	$4,200	$2.49	24d	1	1.22mi
243 Malden St Unit 2 Revere, MA	4.0	3.0	2200	$4,250	$1.93	17d	1	1.36mi
8 Parsonage Rd Malden, MA	4.0	2.0	2400	$3,700	$1.54	17d	1	1.36mi
21 Converse Ave Unit 1 Malden, MA	4.0	1.5	2000	$3,500	$1.75	17d	1	1.38mi
34 Hooper St Unit 2 Chelsea, MA	4.0	1.0	1400	$4,200	$3.00	43d	1	1.45mi
188 Main St Unit 2 Malden, MA	4.0	2.0	1500	$3,200	$2.13	24d	1	1.49mi
39 Baker St Unit 41 Malden, MA	4.0	1.0	1800	$3,100	$1.72	43d	1	1.49mi

Listing history 22 events

1. 2026-06-18
   days on market $829,000 Active 49 DOM
2. 2026-06-17
   days on market $829,000 Active 48 DOM
3. 2026-06-16
   days on market $829,000 Active 47 DOM
4. 2026-06-15
   days on market $829,000 Active 46 DOM
5. 2026-06-13
   days on market $829,000 Active 44 DOM
6. 2026-06-13
   days on market $829,000 Active 43 DOM
7. 2026-06-09
   days on market $829,000 Active 40 DOM
8. 2026-06-08
   days on market $829,000 Active 39 DOM
9. 2026-06-07
   days on market $829,000 Active 38 DOM
10. 2026-06-04
    days on market $829,000 Active 35 DOM
11. 2026-06-03
    days on market $829,000 Active 34 DOM
12. 2026-06-02
    days on market $829,000 Active 33 DOM
13. 2026-06-01
    days on market $829,000 Active 32 DOM
14. 2026-05-31
    days on market $829,000 Active 31 DOM
15. 2008-06-03
    soldstatus $275,000 89-char remark

    Show marketing remark (89 chars)

    Well maintained two family with nice fenced yard and garage. Perfect for owner occupant.

16. 2008-03-31
    historical 89-char remark

    Show marketing remark (89 chars)

    Well maintained two family with nice fenced yard and garage. Perfect for owner occupant.

17. 2008-03-11
    listed $279,900 89-char remark

    Show marketing remark (89 chars)

    Well maintained two family with nice fenced yard and garage. Perfect for owner occupant.

18. 1998-12-15
    soldstatus $190,000
19. 1998-11-30
    soldstatus $190,000 153-char remark

    Show marketing remark (153 chars)

    DELEADED 2 1/2 FAMILY. LARGE 6 ROOM OWNERS UNIT, VINYL SIDED, ALL SEPERATE UTILITIES, READY FOR IMMEADIATE OCCUPANCY. GOOD LOCATION IN THE WOODLAWN AREA

20. 1998-10-26
    historical 153-char remark

    Show marketing remark (153 chars)

    DELEADED 2 1/2 FAMILY. LARGE 6 ROOM OWNERS UNIT, VINYL SIDED, ALL SEPERATE UTILITIES, READY FOR IMMEADIATE OCCUPANCY. GOOD LOCATION IN THE WOODLAWN AREA

21. 1998-10-02
    listed $192,500 153-char remark

    Show marketing remark (153 chars)

    DELEADED 2 1/2 FAMILY. LARGE 6 ROOM OWNERS UNIT, VINYL SIDED, ALL SEPERATE UTILITIES, READY FOR IMMEADIATE OCCUPANCY. GOOD LOCATION IN THE WOODLAWN AREA

22. 1988-02-17
    soldstatus $186,500

ⓘ 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: $7,864 · $655/mo
• Projected year-2 tax: $9,030 · $753/mo
• Expected delta: +$1,166/yr (+$97/mo · 14.8%)

ⓘ 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 ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $105,852
• − Mortgage interest: −$46,437
• − Property taxes: −$7,864
• − Insurance: −$4,145
• − Repairs & maintenance: −$8,468
• − Management: −$8,468
• − Depreciation: −$24,116
• Taxable income: $6,353
• Est. tax owed @ 24.0%: −$1,525
• After-tax cash flow: $17,921/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: Everett
• NCES district ID: 2504770
• Math proficiency: 15% ▼ -22.00%
• Reading proficiency: 26% ▼ -12.00%
• Median HH income: $51,780
• Composite: 18.46/100
• National rank: #8926
• State rank: #289 of 302 in MA

Livability — Everett

• Score: 80/100
• State rank: #35
• US rank: #1665

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Everett, MA
• County: Middlesex County · 1,437,704 people
• City population: 50,045
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 50,045
• Household income: $85,218
• Rent vs Own: 62.8% rent · 37.2% own
• Severe rent burden: 2888.0

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: Highly diverse neighborhood (Simpson 0.74)
• Race & ethnicity: White 38% Hispanic / Latino 31% Two or more races 23% Black 12% Asian 8%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4%
• Common ancestry: Estonian 10% Hispanic 5% Russian 3%
• Foreign-born: 45% · Canada, Vietnam, China
• Languages at home: 37% English-only · Spanish 26% Other Indo-European 22% French/Haitian/Cajun 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: ▼ -115.43%
• Current HPI: 361.8972
• Rent YoY: ▲ 2.03%
• 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

+47.5% since first listed

8 events — show timeline

• 2008-06-03 Sold (MLS) $275,000 MLS PIN
• 2008-03-31 Listing Removed — MLS PIN
• 2008-03-11 Listed $279,900 MLS PIN
• 1998-12-15 Sold (Public Records) $190,000 Public Records
• 1998-11-30 Sold (MLS) $190,000 MLS PIN
• 1998-10-26 Listing Removed — MLS PIN
• 1998-10-02 Listed $192,500 MLS PIN
• 1988-02-17 Sold (Public Records) $186,500 Public Records

Property tax history

+6.5%/yr

Latest (2025): $7,864 · +8.3% YoY. Source: county tax records.