30 Marcello Ave #9 · Leominster, MA 01453

$1,800

2 bd · 1.0 ba · 765 sqft · Townhouse public records · 5 Days on market

Built 1972

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.7/5.0
• Livability +3.5/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTORS, Here You Go $$$. Come home to this spacious two-bedroom/one bath condo, which is centrally located in the highly-desirable area of North Leominster. Only minutes from all major highways and shopping centers, and within a walking distance to the MBTA commuter rail. The unit is on the second floor and it currently has a tenant at will (month-to-month tenancy that can be terminated with a 30-day notice). Laundry facility and extra storage are located on the lower level of the building. The low condo association fee includes heat, hot water, water and sewer, trash removal, snow removal, exterior maintenance, reserve funds, and so much more. Don't wait. It won't last at this price! Not approved for FHA, and Conventional financing has been difficult*. Please see remarks.

Key facts

• Parking
• Community pool
• Built 1972

Property features AI

Finance

• Other: Property is in a non-senior community
• Financial info: Not specified
• HOA & community: Community amenities include pool and shared laundry facilities

Exterior

• Parking: 1 open parking space
• Security: Not specified
• Utilities: Public water; Public sewer
• Home design: Condominium; Townhouse structure; Single-story entry level
• Construction: Built (per public records); Actual year built not specified
• Exterior features: Community pool; Walk/jog trails; Nearby park; Shopping and medical facility close by; Public transportation access; Highway access

Interior

• Kitchen: Not specified
• Bedrooms: Not specified
• Flooring: Not specified
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating (oil); Wall unit cooling
• Interior features: Total of 4 rooms
• Laundry & utility: Laundromat available in the community

🏷️ Possibly a rental listed for sale. The $1,800 price doesn't fit this home's estimated sale value (~$265,455) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $2k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $2k).
• Cap rate 943.9% vs local median 3.2% in Leominster — 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 69/100 on livability (#139 in MA) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety B+; Watch: schools C-, commute D+, cost of living D+.
• Leominster (suburban): math 25% / reading 38% proficiency, ranked #247 of 302 in MA (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.8%/yr); 56 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,293 units permitted in Worcester County in 2024 (1,205 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $12 of loan paydown is wiped out by about $54 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $504 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 15y 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

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,800

Questions for the listing agent

1. Built in 1972 — 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 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?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 99.78% ✓
• Cap rate: 943.93%
• Cash-on-cash: 3348.70%
• DSCR: 150.00
• GRM: 0.1

CMA / ARV

• ARV (on-the-fly): $265,455
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30 Marcello #3	0.00mi	2/1.0	775 (+1%)	9mo	$215,000	$277	91
49 Hamilton St #8	0.14mi	2/1.0	701 (-8%)	15mo	$175,000	$250	67
53 Liberty St #1	0.72mi	2/1.0	792 (+4%)	10mo	$275,000	$347	52
57 Liberty St #2	0.71mi	2/1.0	685 (-10%)	2mo	$275,000	$401	48

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 · 4.83% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 184.89×
• Total profit: $92,681
• Equity at exit: $268

10-year hold

• IRR: —
• Equity multiple: 418.67×
• Total profit: $210,505
• Equity at exit: $156

Cash invested: $504 (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 01453

• Rents YoY: 4.8%
• Active inventory: 56
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $1,796 high
• Mortgage (P&I): −$9
• Tax est. 1.5%: −$2 /mo · $27/yr
• Insurance: −$1
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $1,406

Break-even live

Break-even rent $16

Max offer price $1,800

Occupancy floor 17%

Sensitivity live

Price	-10% $1,408	-5% $1,407	+0% $1,406	+5% $1,406	+10% $1,405
Rent	-10% $1,265	-5% $1,336	+0% $1,406	+5% $1,477	+10% $1,548
Rate	-1.0pp $1,407	-0.5pp $1,407	base $1,406	+0.5pp $1,406	+1.0pp $1,406

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: $450
• Closing costs: $54
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
41 Fairmount Pl Leominster, MA	1.0	1.0	625	$1,595	$2.55	44d	1	0.07mi
35 Fairmount Pl Leominster, MA	2.0	1.0	979	$1,875	$1.92	14d	1	0.09mi
597 Main St Leominster, MA	2.0	1.0	975	$1,800	$1.85	44d	1	0.14mi
7 Beacon St Leominster, MA	2.0	1.0	900	$1,875	$2.08	44d	1	0.19mi
51 Morton St Unit 1 Leominster, MA	2.0	1.0	780	$2,100	$2.69	44d	1	0.71mi
22 2nd St Unit 1 Leominster, MA	2.0	1.0	790	$2,150	$2.72	24d	1	1.11mi
124 3rd St Leominster, MA	1.0	1.0	550	$1,575	$2.86	24d	1	1.24mi
45 Summer St Leominster, MA	1.0–2.0	1.0	997	$2,100	$2.11	14d	5	1.26mi
17 Laurel St Unit 5 Leominster, MA	1.0	1.0	740	$1,550	$2.09	44d	1	1.39mi
210 6th St Unit 1 Leominster, MA	2.0	1.0	961	$2,000	$2.08	14d	1	1.47mi

Listing history 6 events

1. 2026-06-03
   days on market $1,800 Active 5 DOM
2. 2026-06-02
   statusdays on market $1,800 Active 4 DOM
3. 2026-06-01
   days on market $1,800 New 3 DOM
4. 2026-05-31
   days on market $1,800 New 2 DOM
5. 2026-05-31
   remarks 157-char remark
6. 2026-05-31
   listed $1,800 New 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,553
• − Mortgage interest: −$101
• − Property taxes: −$27
• − Insurance: −$9
• − Repairs & maintenance: −$1,724
• − Management: −$1,724
• − Depreciation: −$52
• Taxable income: $17,915
• Est. tax owed @ 24.0%: −$4,300
• After-tax cash flow: $12,578/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: Leominster
• NCES district ID: 2506780
• Math proficiency: 25% ▼ -23.00%
• Reading proficiency: 38% ▼ -6.00%
• Median HH income: $57,041
• Composite: 28.07/100
• National rank: #6836
• State rank: #247 of 302 in MA

Livability — Leominster

• Score: 69/100
• State rank: #139
• US rank: #8562

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Leominster, MA
• County: Worcester County · 487,911 people
• City population: 43,851
• Metro: Worcester, MA-CT
• Population (ZIP): 43,851
• Household income: $84,296
• Rent vs Own: 37.8% rent · 62.2% own
• Severe rent burden: 1633.0

Population outlook (Worcester County) Hauer SSP2

• Today (2025): 850,858 people
• By 2030: 860,403 · +1.1%
• By 2040: 869,902 · +2.2%
• By 2050: 869,110 · +2.1%
• By 2075: 870,120 · +2.3%
• By 2100: 829,703 · -2.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 17% Two or more races 12% Black 5% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 8% Dominican 1%
• Common ancestry: Lithuanian 9% Estonian 2% Romanian 2%
• Foreign-born: 15% · Canada, South Korea, Jamaica
• Languages at home: 76% English-only · Spanish 13% Other Indo-European 5% French/Haitian/Cajun 1%

Political lean MEDSL · Worcester

• 2024 margin: D (+10.0) · D 53.9% · R 43.9% · Other 2.2%
• 2008→2024 swing: -3.8pp toward R · 2008: 13.8pp · 2024: 10.0pp
• All cycles: 2024: D+10.0 2020: D+17.8 2016: D+10.5 2012: D+9.2 2008: D+13.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -621.70%
• Current HPI: 296.2863
• Rent YoY: ▲ 4.83%
• Metro: Worcester, MA-CT
• 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

-97.0% since first listed

10 events — show timeline

• 2026-05-29 Listed $1,800 MLS PIN
• 2023-04-07 Sold (Public Records) $165,000 Public Records
• 2023-04-07 Sold (MLS) $165,000 MLS PIN
• 2023-03-31 Pending — MLS PIN
• 2023-03-28 Contingent — MLS PIN
• 2023-03-06 Listed $169,900 MLS PIN
• 2011-08-31 Sold (MLS) $31,500 MLS PIN
• 2011-08-04 Contingent — MLS PIN
• 2011-07-14 Listed $31,500 MLS PIN
• 2002-03-26 Sold (Public Records) $60,100 Public Records

Property tax history

+6.4%/yr

Latest (2023): $2,171 · +34.3% YoY. Source: county tax records.