18 Frongillo Farm Rd · Worcester, MA 01604

$535,000

3 bd · 2.5 ba · 1,688 sqft · MultiFamily public records · 27 Days on market

Built 2002 4,300 sqft lot Est $552k · at est.

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Why this score? — see what drove the F 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).

• ARV discount +8.9/15.0
• Livability +4.4/5.0
• Cash flow +3.9/30.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• 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

Built in 2002, this exceptional unit is nestled on a quiet cul-de-sac, boasting an open floor plan,spacious bedrooms, a sizable deck of 20X10 &patio 14X5 and numerous upgrades. Multiple large windows invite abundant natural light, gleaming across the attractive hardwood floors stretched throughout the first level. Updated with care &attention, features include: 2022 -New roof, tankless water heater, and new carpet on the second floor; new dishwasher, new wifi-enabled garage door, opener water filtration hook up to the whole house, separate 240-volt receptacle hookup for electrician heating in the garage,& vent out in the kitchen.Situated in a well-maintained subdivision, enjoy access to the numerous local amenities that Worcester offers, including many shopping, restaurant, outdoor, and entertainment options.Highway access, the T-station,and other transportation/commuting options are moments away.Don't miss out on an opportunity to enjoy all this property has to offer!

Key facts

• Rooftop solar array
• Wide wood deck
• Electric fireplace

Tags

• ROOFTOP SOLAR ARRAY
• ELECTRIC FIREPLACE
• WIDE WOOD DECK

Property features AI

Finance

• Other: Listing status: Active
• HOA & community: Community amenities nearby: public transportation, shopping, parks, walk/jog trails, golf, medical facility, laundromat, conservation area, highway access, house of worship, public school, sidewalks; Not a senior community

Exterior

• Parking: Attached garage (2 spaces); 2 covered spaces; 2 open parking spaces; Total 4 parking spaces; Garage with door opener and insulation; Tandem parking available; Off-street and on-street paved parking
• Utilities: Public water; Public sewer; Electric with circuit breakers; Gas available for range; Electric dryer hookup; Washer hookup; On-site power production (11.4, installed 2025)
• Home design: Single family residence; Attached; Approximately built (year per public records); Concrete perimeter foundation; Shingle roof
• Construction: Frame construction; Concrete perimeter foundation; Shingle roof; Approximate year built (per public records)
• Exterior features: Fenced yard; Wood deck; Rain gutters; Located on a cul-de-sac; Gentle sloping lot; Paved public road with public maintenance

Interior

• Kitchen: Range; Dishwasher; Gas water heater
• Bedrooms: Master bedroom on second level; Second bedroom on second level; Third bedroom on second level
• Flooring: Wood; Tile; Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom; Master bathroom present
• Heating & cooling: Central heating (forced air, natural gas); Central air conditioning
• Interior features: Insulated doors; Insulated windows and storm windows; Fireplace (1 total); 6 total rooms
• Laundry & utility: First-floor laundry; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath multifamily listed at $535k.

Deal economics

• At list price, monthly cash flow is $-2k ($-18k/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (50.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $243k (54.6% below list).
• Recommended offer: $243k (54.6% below list) — sets the bar for 1% rule.
• Cap rate 2.9% vs local median 4.1% in Worcester — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 87/100 on livability (#9 in MA, #312 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+; Watch: schools C-, cost of living D.
• Worcester (urban): math 17% / reading 30% proficiency, ranked #280 of 302 in MA (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.2%/yr); 61 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,293 units permitted in Worcester County in 2024 (1,205 in 5+ unit buildings).
• This rent runs 40% of the median local income ($74k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($527k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 26y 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 $242,669 (54.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.45% ✗
• Cap rate: 2.87%
• Cash-on-cash: -12.21%
• DSCR: 0.46
• GRM: 18.4

CMA / ARV

• ARV (on-the-fly): $551,976
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Solferino St	0.33mi	4/2.0 (+1)	1,603 (-5%)	8mo	$535,000	$334	62
37 Adams St	0.70mi	4/2.0 (+1)	1,680 (-0%)	6mo	$549,000	$327	54
5 Brookdale St	0.44mi	4/2.0 (+1)	1,780 (+6%)	13mo	$521,000	$293	52
35 Agate Ave	0.45mi	4/2.0 (+1)	1,868 (+11%)	9mo	$560,000	$300	46
28 Nonquit St	0.51mi	4/3.0 (+1)	1,920 (+14%)	2mo	$780,000	$406	44

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 · 2.17% rent growth · sell at horizon

5-year hold

• IRR: -39.7%
• Equity multiple: -0.24×
• Total profit: $-185,915
• Equity at exit: $79,770

10-year hold

• IRR: -68.4%
• Equity multiple: -0.97×
• Total profit: $-295,513
• Equity at exit: $46,257

Cash invested: $149,800 (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 01604

• Home prices YoY: -26.9%
• Rents YoY: 2.2%
• Active inventory: 61
• Price-to-rent: 18.4×

Monthly cashflow live

• Estimated rent: $2,427 high
• Mortgage (P&I): −$2,806
• Tax from tax record: −$413 /mo · $4,956/yr
• Insurance: −$223
• HOA: −$0
• Vacancy / Maint / Mgmt: −$510
• Net cashflow: $-1,524

Break-even live

Break-even rent $4,356

Max offer price $265,704

Occupancy floor —

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: $133,750
• Closing costs: $16,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
52 Northboro St Unit 1 Worcester, MA	2.0	1.0	1200	$1,600	$1.33	43d	1	0.20mi
308 Plantation St Apt 3 Worcester, MA	3.0	1.0	1600	$2,000	$1.25	23d	1	0.33mi
285 Plantation St Worcester, MA	2.0	1.0–1.5	987	$2,189	$2.22	14d	15	0.38mi
132 Coburn Ave Unit 1 Worcester, MA	3.0	1.0	1436	$2,100	$1.46	43d	1	0.40mi
15 Ancona Rd Unit 1 Worcester, MA	3.0	1.0	1538	$2,999	$1.95	43d	1	0.40mi
9 Brookdale St Unit 2 Worcester, MA	3.0	1.0	1210	$2,200	$1.82	21d	1	0.41mi
83 Coburn Ave Unit 83 Worcester, MA	3.0	1.5	1365	$3,000	$2.20	43d	1	0.49mi
383 Shrewsbury St Worcester, MA	1.0–2.0	1.0–2.0	895	$2,895	$3.23	14d	3	0.54mi
586 Franklin St Unit 1 Worcester, MA	2.0	1.0	1116	$1,965	$1.76	43d	1	0.58mi
147 Lake Ave Unit 147 Worcester, MA	3.0	2.5	1408	$3,200	$2.27	14d	1	0.61mi
27 Granby Rd Apt 2 Worcester, MA	3.0	1.0	1240	$2,300	$1.85	14d	1	0.64mi
8 Ellsmere St Unit a Worcester, MA	3.0	2.0	1600	$2,400	$1.50	43d	1	0.75mi
10 Marshall St Unit 2 Worcester, MA	3.0	1.0	1300	$2,275	$1.75	23d	1	0.75mi
21 Creston St Unit A Worcester, MA	3.0	1.5	2030	$2,800	$1.38	14d	1	0.76mi
33 Fairmont Ave Worcester, MA	3.0	1.0	1300	$2,500	$1.92	43d	1	0.77mi
249 Shrewsbury St Unit 3 Worcester, MA	3.0	1.0	1700	$1,975	$1.16	23d	1	0.80mi
3 Ingleside Ave Unit 2 Worcester, MA	3.0	1.0	1350	$2,650	$1.96	43d	1	0.80mi
198 Cohasset St #198 Worcester, MA	3.0	2.0	1216	$2,500	$2.06	43d	1	0.81mi
125 Hamilton St Apt 2 Worcester, MA	3.0	1.0	1400	$2,400	$1.71	23d	1	0.84mi
7 Dartmouth St Unit 2 Worcester, MA	3.0	1.0	1214	$1,900	$1.57	43d	1	0.95mi
121 Delmont Ave Worcester, MA	3.0	2.0	1350	$2,600	$1.93	23d	1	0.95mi
100 Wall St Worcester, MA	2.0	1.0	1125	$2,300	$2.04	43d	1	0.97mi
8 Almont Ave Unit 1 Worcester, MA	4.0	1.0	1355	$2,300	$1.70	43d	1	0.97mi
143 Pilgrim Ave Unit 1 Worcester, MA	3.0	1.0	1368	$2,400	$1.75	43d	1	1.00mi
125 Ingleside Ave Unit 2 Worcester, MA	3.0	1.0	1420	$2,200	$1.55	19d	1	1.01mi
41 Orient St Unit 2 Worcester, MA	3.0	1.0	1066	$1,950	$1.83	21d	1	1.01mi
156 Fairmont Ave Unit 2 Worcester, MA	3.0	1.0	1350	$1,950	$1.44	23d	1	1.02mi
31 Chrome St Unit 3 Worcester, MA	3.0	1.0	1100	$2,250	$2.05	43d	1	1.03mi
31 Chrome St Unit 3 Worcester, MA	3.0	1.0	1100	$2,250	$2.05	23d	1	1.03mi
16 Groton Pl Worcester, MA	4.0	1.0	1250	$2,250	$1.80	14d	1	1.06mi
20 Winneconnett Rd Unit 20 Worcester, MA	2.0	1.0	1080	$2,500	$2.31	43d	1	1.07mi
39 Wall St Worcester, MA	3.0	1.0	1300	$2,100	$1.62	43d	1	1.09mi
92 Stanton St Unit 3 Worcester, MA	4.0	2.0	1400	$2,600	$1.86	23d	1	1.10mi
90 Stanton St Unit 2nd Worcester, MA	3.0	1.0	1300	$2,200	$1.69	14d	1	1.11mi
11 Shamrock St Apt 1 Worcester, MA	3.0	1.0	1100	$2,100	$1.91	43d	1	1.11mi
67 N Quinsigamond Ave #9 Shrewsbury, MA	3.0	2.5	1620	$3,500	$2.16	43d	1	1.11mi
91 Stanton St Unit 3 Worcester, MA	2.0	1.0	1067	$2,000	$1.87	14d	1	1.12mi
181 Belmont St Unit 2 Worcester, MA	3.0	1.0	1200	$2,200	$1.83	43d	1	1.14mi
37 Rodney St Unit 1 Worcester, MA	4.0	1.0	1332	$2,300	$1.73	43d	1	1.17mi
119 Rodney St Unit 2 Worcester, MA	3.0	1.0	1100	$2,200	$2.00	43d	1	1.20mi

Listing history 35 events

1. 2026-06-18
   days on market $535,000 Active 27 DOM
2. 2026-06-17
   days on market $535,000 Active 26 DOM
3. 2026-06-16
   days on market $535,000 Active 25 DOM
4. 2026-06-15
   days on market $535,000 Active 24 DOM
5. 2026-06-14
   days on market $535,000 Active 22 DOM
6. 2026-06-10
   days on market $535,000 Active 19 DOM
7. 2026-06-09
   days on market $535,000 Active 18 DOM
8. 2026-06-08
   days on market $535,000 Active 17 DOM
9. 2026-06-07
   days on market $535,000 Active 16 DOM
10. 2026-06-05
    days on market $535,000 Active 13 DOM
11. 2026-06-03
    days on market $535,000 Active 12 DOM
12. 2026-06-02
    days on market $535,000 Active 11 DOM
13. 2026-06-01
    days on market $535,000 Active 10 DOM
14. 2026-05-31
    days on market $535,000 Active 9 DOM
15. 2026-05-31
    days on market $535,000 Active 8 DOM
16. 2026-05-22
    listed $535,000 New
17. 2023-04-11
    soldstatus $468,900 Sold 996-char remark

    Show marketing remark (996 chars)

    Built in 2002, this exceptional unit is nestled on a quiet cul-de-sac, boasting an open floor plan,spacious bedrooms, a sizable deck of 20X10 &patio 14X5 and numerous upgrades. Multiple large windows invite abundant natural light, gleaming across the attractive hardwood floors stretched throughout the first level. Updated with care &attention, features include: 2022 -New roof, tankless water heater, and new carpet on the second floor; new dishwasher, new wifi-enabled garage door, opener water filtration hook up to the whole house, separate 240-volt receptacle hookup for electrician heating in the garage,& vent out in the kitchen.Situated in a well-maintained subdivision, enjoy access to the numerous local amenities that Worcester offers, including many shopping, restaurant, outdoor, and entertainment options.Highway access, the T-station,and other transportation/commuting options are moments away.Don't miss out on an opportunity to enjoy all this property has to offer!

18. 2023-03-12
    status Under Agreement 996-char remark

    Show marketing remark (996 chars)

    Built in 2002, this exceptional unit is nestled on a quiet cul-de-sac, boasting an open floor plan,spacious bedrooms, a sizable deck of 20X10 &patio 14X5 and numerous upgrades. Multiple large windows invite abundant natural light, gleaming across the attractive hardwood floors stretched throughout the first level. Updated with care &attention, features include: 2022 -New roof, tankless water heater, and new carpet on the second floor; new dishwasher, new wifi-enabled garage door, opener water filtration hook up to the whole house, separate 240-volt receptacle hookup for electrician heating in the garage,& vent out in the kitchen.Situated in a well-maintained subdivision, enjoy access to the numerous local amenities that Worcester offers, including many shopping, restaurant, outdoor, and entertainment options.Highway access, the T-station,and other transportation/commuting options are moments away.Don't miss out on an opportunity to enjoy all this property has to offer!

19. 2023-02-27
    historical Contingent 996-char remark

    Show marketing remark (996 chars)

    Built in 2002, this exceptional unit is nestled on a quiet cul-de-sac, boasting an open floor plan,spacious bedrooms, a sizable deck of 20X10 &patio 14X5 and numerous upgrades. Multiple large windows invite abundant natural light, gleaming across the attractive hardwood floors stretched throughout the first level. Updated with care &attention, features include: 2022 -New roof, tankless water heater, and new carpet on the second floor; new dishwasher, new wifi-enabled garage door, opener water filtration hook up to the whole house, separate 240-volt receptacle hookup for electrician heating in the garage,& vent out in the kitchen.Situated in a well-maintained subdivision, enjoy access to the numerous local amenities that Worcester offers, including many shopping, restaurant, outdoor, and entertainment options.Highway access, the T-station,and other transportation/commuting options are moments away.Don't miss out on an opportunity to enjoy all this property has to offer!

20. 2023-01-27
    listed $469,900 New 996-char remark

    Show marketing remark (996 chars)

    Built in 2002, this exceptional unit is nestled on a quiet cul-de-sac, boasting an open floor plan,spacious bedrooms, a sizable deck of 20X10 &patio 14X5 and numerous upgrades. Multiple large windows invite abundant natural light, gleaming across the attractive hardwood floors stretched throughout the first level. Updated with care &attention, features include: 2022 -New roof, tankless water heater, and new carpet on the second floor; new dishwasher, new wifi-enabled garage door, opener water filtration hook up to the whole house, separate 240-volt receptacle hookup for electrician heating in the garage,& vent out in the kitchen.Situated in a well-maintained subdivision, enjoy access to the numerous local amenities that Worcester offers, including many shopping, restaurant, outdoor, and entertainment options.Highway access, the T-station,and other transportation/commuting options are moments away.Don't miss out on an opportunity to enjoy all this property has to offer!

21. 2022-05-26
    soldstatus $450,000 Sold 996-char remark

    Show marketing remark (996 chars)

    Built in 2002, this exceptional unit is nestled on a quiet cul-de-sac, boasting an open floor plan,spacious bedrooms, a sizable deck of 20X10 &patio 14X5 and numerous upgrades. Multiple large windows invite abundant natural light, gleaming across the attractive hardwood floors stretched throughout the first level. Updated with care &attention, features include: 2022 -New roof, tankless water heater, and new carpet on the second floor; new dishwasher, new wifi-enabled garage door, opener water filtration hook up to the whole house, separate 240-volt receptacle hookup for electrician heating in the garage,& vent out in the kitchen.Situated in a well-maintained subdivision, enjoy access to the numerous local amenities that Worcester offers, including many shopping, restaurant, outdoor, and entertainment options.Highway access, the T-station,and other transportation/commuting options are moments away.Don't miss out on an opportunity to enjoy all this property has to offer!

22. 2022-05-19
    status Under Agreement 996-char remark

    Show marketing remark (996 chars)

    Built in 2002, this exceptional unit is nestled on a quiet cul-de-sac, boasting an open floor plan,spacious bedrooms, a sizable deck of 20X10 &patio 14X5 and numerous upgrades. Multiple large windows invite abundant natural light, gleaming across the attractive hardwood floors stretched throughout the first level. Updated with care &attention, features include: 2022 -New roof, tankless water heater, and new carpet on the second floor; new dishwasher, new wifi-enabled garage door, opener water filtration hook up to the whole house, separate 240-volt receptacle hookup for electrician heating in the garage,& vent out in the kitchen.Situated in a well-maintained subdivision, enjoy access to the numerous local amenities that Worcester offers, including many shopping, restaurant, outdoor, and entertainment options.Highway access, the T-station,and other transportation/commuting options are moments away.Don't miss out on an opportunity to enjoy all this property has to offer!

23. 2022-05-01
    status Under Agreement 996-char remark

    Show marketing remark (996 chars)

    Built in 2002, this exceptional unit is nestled on a quiet cul-de-sac, boasting an open floor plan,spacious bedrooms, a sizable deck of 20X10 &patio 14X5 and numerous upgrades. Multiple large windows invite abundant natural light, gleaming across the attractive hardwood floors stretched throughout the first level. Updated with care &attention, features include: 2022 -New roof, tankless water heater, and new carpet on the second floor; new dishwasher, new wifi-enabled garage door, opener water filtration hook up to the whole house, separate 240-volt receptacle hookup for electrician heating in the garage,& vent out in the kitchen.Situated in a well-maintained subdivision, enjoy access to the numerous local amenities that Worcester offers, including many shopping, restaurant, outdoor, and entertainment options.Highway access, the T-station,and other transportation/commuting options are moments away.Don't miss out on an opportunity to enjoy all this property has to offer!

24. 2022-04-18
    historical Contingent 996-char remark

    Show marketing remark (996 chars)

    Built in 2002, this exceptional unit is nestled on a quiet cul-de-sac, boasting an open floor plan,spacious bedrooms, a sizable deck of 20X10 &patio 14X5 and numerous upgrades. Multiple large windows invite abundant natural light, gleaming across the attractive hardwood floors stretched throughout the first level. Updated with care &attention, features include: 2022 -New roof, tankless water heater, and new carpet on the second floor; new dishwasher, new wifi-enabled garage door, opener water filtration hook up to the whole house, separate 240-volt receptacle hookup for electrician heating in the garage,& vent out in the kitchen.Situated in a well-maintained subdivision, enjoy access to the numerous local amenities that Worcester offers, including many shopping, restaurant, outdoor, and entertainment options.Highway access, the T-station,and other transportation/commuting options are moments away.Don't miss out on an opportunity to enjoy all this property has to offer!

25. 2022-04-06
    listed $434,900 New 996-char remark

    Show marketing remark (996 chars)

    Built in 2002, this exceptional unit is nestled on a quiet cul-de-sac, boasting an open floor plan,spacious bedrooms, a sizable deck of 20X10 &patio 14X5 and numerous upgrades. Multiple large windows invite abundant natural light, gleaming across the attractive hardwood floors stretched throughout the first level. Updated with care &attention, features include: 2022 -New roof, tankless water heater, and new carpet on the second floor; new dishwasher, new wifi-enabled garage door, opener water filtration hook up to the whole house, separate 240-volt receptacle hookup for electrician heating in the garage,& vent out in the kitchen.Situated in a well-maintained subdivision, enjoy access to the numerous local amenities that Worcester offers, including many shopping, restaurant, outdoor, and entertainment options.Highway access, the T-station,and other transportation/commuting options are moments away.Don't miss out on an opportunity to enjoy all this property has to offer!

26. 2016-12-23
    soldstatus $240,000 Sold
27. 2016-09-28
    status Under Agreement
28. 2016-08-30
    listed $243,000 New
29. 2007-03-21
    soldstatus $276,500
30. 2007-03-21
    soldstatus $276,500
31. 2007-03-16
    historical
32. 2007-02-15
    listed $278,500
33. 2002-09-10
    soldstatus $189,900
34. 2002-02-05
    historical
35. 2000-08-15
    listed $189,900

ⓘ 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: $4,956 · $413/mo
• Projected year-2 tax: $5,768 · $481/mo
• Expected delta: +$812/yr (+$68/mo · 16.4%)

ⓘ 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 4/10 Moderate 7 d/yr ≥93°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,120
• − Mortgage interest: −$29,968
• − Property taxes: −$4,956
• − Insurance: −$2,675
• − Repairs & maintenance: −$2,330
• − Management: −$2,330
• − Depreciation: −$15,564
• Taxable loss: −$28,702
• Est. tax savings @ 24.0%: +$6,888
• After-tax cash flow: $-11,405/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: Worcester
• NCES district ID: 2513230
• Math proficiency: 17% ▼ -15.00%
• Reading proficiency: 30% ▼ -8.00%
• Median HH income: $45,063
• Composite: 20.3/100
• National rank: #8615
• State rank: #280 of 302 in MA

Livability — Worcester

• Score: 87/100
• State rank: #9
• US rank: #312

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Worcester, MA
• County: Worcester County · 487,911 people
• City population: 207,324
• Metro: Worcester, MA-CT
• Population (ZIP): 39,812
• Household income: $73,505
• Rent vs Own: 55.9% rent · 44.1% own
• Severe rent burden: 2232.0

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 51% Hispanic / Latino 19% Black 14% Two or more races 12% Asian 7%
• Hispanic origin (detail): Puerto Rican 10% Dominican 3%
• Common ancestry: Lithuanian 6% Estonian 6% Romanian 4%
• Foreign-born: 27% · Canada, Vietnam, China
• Languages at home: 62% English-only · Spanish 13% Other Indo-European 10% Vietnamese 3%

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: ▼ -108.38%
• Current HPI: 295.03
• Rent YoY: ▲ 2.17%
• 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

+181.7% since first listed

20 events — show timeline

• 2026-05-22 Listed $535,000 MLS PIN
• 2023-04-11 Sold (MLS) $468,900 MLS PIN
• 2023-03-12 Pending — MLS PIN
• 2023-02-27 Contingent — MLS PIN
• 2023-01-27 Listed $469,900 MLS PIN
• 2022-05-26 Sold (MLS) $450,000 MLS PIN
• 2022-05-19 Pending — MLS PIN
• 2022-05-01 Pending — MLS PIN
• 2022-04-18 Contingent — MLS PIN
• 2022-04-06 Listed $434,900 MLS PIN
• 2016-12-23 Sold (MLS) $240,000 MLS PIN
• 2016-09-28 Pending — MLS PIN
• 2016-08-30 Listed $243,000 MLS PIN
• 2007-03-21 Sold (Public Records) $276,500 Public Records
• 2007-03-21 Sold (MLS) $276,500 MLS PIN
• 2007-03-16 Listing Removed — MLS PIN
• 2007-02-15 Listed $278,500 MLS PIN
• 2002-09-10 Sold (MLS) $189,900 MLS PIN
• 2002-02-05 Listing Removed — MLS PIN
• 2000-08-15 Listed $189,900 MLS PIN

Property tax history

+2.6%/yr

Latest (2023): $4,956 · +9.5% YoY. Source: county tax records.