89 Mammoth Rd · Lowell, MA 01854

$749,900

5 bd · 3.0 ba · 3,003 sqft · MultiFamily public records · 19 Days on market

Built 1930 5,663 sqft lot Est $712k · 5% over

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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 +16.4/30.0
• DSCR +5.1/10.0
• ARV discount +5.1/15.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• Rent growth +2.9/5.0
• 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: 1 unit. estimate disagrees with records

Listing remarks

Located at 89 Mammoth Rd, Lowell, MA, this 3 family residence in Middlesex County presents an inviting home, ready for immediate occupancy. The living room, enhanced by a vaulted ceiling, offers a wonderful space for relaxation and entertainment. Imagine the possibilities for creating a warm and inviting atmosphere within this expansive area. The kitchen features crown molding and a kitchen peninsula. Envision preparing meals in this well-appointed space, complete with stylish details. The bedroom also features crown molding. This property includes a sunroom and a one-car garage. With five bedrooms and three full bathrooms across two stories, and encompassing 3003 square feet of living area

Key facts

• 5,663 sq ft lot
• Garage
• Built 1930

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: 1-car garage (covered); 6 off-street open parking spaces; 7 total parking spaces
• Utilities: Public water; Public sewer; Electric: 110 volts, 100 amp service
• Home design: 3-family property; 3 stories; Approximately 3,003 total building area
• Construction: Frame construction; Stone foundation; Built (year approximate, from public records)
• Exterior features: Corner lot; Public road frontage; Shingle roof; White exterior

Interior

• Bedrooms: Unit 1: 1 level; Unit 2: 1 level (2 floors); Unit 3: 1 level (2 floors)
• Bathrooms: 3 full bathrooms
• Interior features: 12 total rooms; Full basement

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath multifamily listed at $750k.

Deal economics

• At list price, monthly cash flow is $429 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $668k (10.9% below list).
• Recommended offer: $668k (10.9% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 2.9% 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 rising (+1.5%/yr); 21 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 3,670 units permitted in Middlesex County in 2024 (2,611 in 5+ unit buildings).
• At $6,685/mo this rent would consume 110% of the median local household income ($73k/yr) (locally 1612% 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 $22k 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 19 days — a 2% lower offer ($739k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $100k; list at $750k implies a 651% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $668,500 (10.9% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.89% ✗
• Cap rate: 6.98%
• Cash-on-cash: 2.45%
• DSCR: 1.11
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $711,711
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101-103 Dracut St	0.44mi	6/2.0 (+1)	2,920 (-3%)	2mo	$725,000	$248	64
160-162 Avon St	0.33mi	4/2.0 (-1)	2,831 (-6%)	8mo	$700,000	$247	60
19 Oliver St	0.54mi	6/4.0 (+1)	2,900 (-3%)	0mo	$790,000	$272	60
41 Butterfield St	0.68mi	6/2.5 (+1)	2,942 (-2%)	5mo	$680,000	$231	54
15 Varney	0.65mi	6/2.0 (+1)	3,131 (+4%)	3mo	$770,000	$246	51
51-53 Orchard St	0.27mi	6/2.0 (+1)	3,333 (+11%)	11mo	$790,000	$237	51
296, 298 University Ave	0.40mi	4/2.0 (-1)	2,746 (-9%)	15mo	$805,000	$293	45
440 Pawtucket St	0.34mi	4/2.0 (-1)	3,452 (+15%)	8mo	$620,000	$180	44
231 School St	0.63mi	6/2.0 (+1)	3,073 (+2%)	21mo	$570,000	$185	40
151-153 Gershom Ave	0.48mi	6/2.0 (+1)	3,325 (+11%)	13mo	$720,000	$217	39
85 Varney St	0.59mi	6/2.0 (+1)	2,688 (-10%)	9mo	$625,000	$233	39

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 · 1.54% rent growth · sell at horizon

5-year hold

• IRR: -14.0%
• Equity multiple: 0.50×
• Total profit: $-103,998
• Equity at exit: $111,813

10-year hold

• IRR: -7.6%
• Equity multiple: 0.55×
• Total profit: $-94,391
• Equity at exit: $64,838

Cash invested: $209,972 (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 01854

• Home prices YoY: -13.8%
• Rents YoY: 1.5%
• Active inventory: 21
• Price-to-rent: 27.4×

Monthly cashflow live

• Estimated rent: $6,685 high
• Mortgage (P&I): −$3,933
• Tax from tax record: −$608 /mo · $7,290/yr
• Insurance: −$312
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,404
• Net cashflow: $429

Break-even live

Break-even rent $6,142

Max offer price $749,900

Occupancy floor 89%

Sensitivity live

Price	-10% $853	-5% $641	+0% $429	+5% $216	+10% $4
Rent	-10% $-99	-5% $165	+0% $429	+5% $693	+10% $957
Rate	-1.0pp $806	-0.5pp $619	base $429	+0.5pp $234	+1.0pp $37

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$4,564
1× unit	1	1	$2,122
Total (3 units)			$6,685

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: $187,475
• Closing costs: $22,497
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13 Phillips St Lowell, MA	6.0	2.0	2500	$3,500	$1.40	45d	1	0.69mi
27 Burtt St Unit 1 Lowell, MA	5.0	2.0	4266	$3,600	$0.84	18d	1	1.30mi

Listing history 15 events

1. 2026-06-21
   days on market $749,900 Active 19 DOM
2. 2026-06-18
   days on market $749,900 Active 16 DOM
3. 2026-06-17
   days on market $749,900 Active 15 DOM
4. 2026-06-16
   days on market $749,900 Active 14 DOM
5. 2026-06-15
   days on market $749,900 Active 13 DOM
6. 2026-06-13
   days on market $749,900 Active 11 DOM
7. 2026-06-13
   days on market $749,900 Active 10 DOM
8. 2026-06-09
   days on market $749,900 Active 7 DOM
9. 2026-06-08
   days on market $749,900 Active 6 DOM
10. 2026-06-07
    statusdays on market $749,900 Active 5 DOM
11. 2026-06-04
    days on market $749,900 New 2 DOM
12. 2026-06-03
    statusdays on marketlisting id $749,900 New 1 DOM
13. 2026-04-30
    status Under Agreement
14. 2026-02-06
    listed $749,900 New
15. 1984-12-17
    soldstatus $99,900

ⓘ 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: $7,290 · $608/mo
• Projected year-2 tax: $8,257 · $688/mo
• Expected delta: +$967/yr (+$81/mo · 13.3%)

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

Taxation est. · year 1

• Rental income: $80,220
• − Mortgage interest: −$42,006
• − Property taxes: −$7,290
• − Insurance: −$3,750
• − Repairs & maintenance: −$6,418
• − Management: −$6,418
• − Depreciation: −$21,815
• Taxable loss: −$7,476
• Est. tax savings @ 24.0%: +$1,794
• After-tax cash flow: $6,938/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): 30,081
• Household income: $72,709
• Rent vs Own: 62.2% rent · 37.8% own
• Severe rent burden: 1612.0

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 0.68)
• Race & ethnicity: White 50% Hispanic / Latino 22% Asian 13% Black 12% Two or more races 10%
• Hispanic origin (detail): Puerto Rican 13% Dominican 3%
• Common ancestry: Lithuanian 5% Romanian 4% Russian 2%
• Foreign-born: 22% · Canada, Jamaica, China
• Languages at home: 65% English-only · Spanish 14% Other Asian/Pacific 7% Other Indo-European 7%

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: ▼ -61.56%
• Current HPI: 384.5209
• Rent YoY: ▲ 1.54%
• 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

+650.7% since first listed

3 events — show timeline

• 2026-04-30 Pending — MLS PIN
• 2026-02-06 Listed $749,900 MLS PIN
• 1984-12-17 Sold (Public Records) $99,900 Public Records

Property tax history

+4.3%/yr

Latest (2025): $7,290 · +6.7% YoY. Source: county tax records.