1 Summerhill Ave · Worcester, MA 01606

$599,900

9 bd · 3.0 ba · 3,798 sqft · MultiFamily public records · 23 Days on market

Built 1890 5,579 sqft lot Est $893k · 33% under

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Why this score? — see what drove the B 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 +27.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +7.0/10.0
• Livability +4.4/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• 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

BUSINESS ZONED multi-unit property has 3 separate 3 bedroom and one bathroom units with 6 deeded off-street parking spaces with additional public street parking as well. Low maintenance small back yard makes for a wonderful urban garden, grilling area and simply a nice place to gather for entertaining. The units have hardwood floors, in-unit laundry hook-ups and gas heat. Gas parlor heater as well as gas on gas in kitchen is what heat each unit. Tenants pay own gas and electricity. Landlord pays water & sewer and landlord meter. A block from Rt. 12 with access to shopping and public transportation. Property is a great commuter location just one block to Rt. 12 and close to Rt. 190, Rt

Key facts

• Commuter location
• Urban garden
• Grilling area

Tags

• DEEDED OFF-STREET PARKING
• URBAN GARDEN
• GRILLING AREA
• IN-UNIT LAUNDRY HOOK-UPS
• COMMUTER LOCATION

Property features AI

Finance

• Other: Property address: 1 Summerhill Ave, Worcester MA 01606; Building area reported as 3,798 (above grade finished area)
• HOA & community: Community features include public transportation, shopping, parks, golf, medical facility, laundromat, highway access, places of worship, private and public schools, T-Station, and university access; Not a senior community

Exterior

• Parking: 6 total parking spaces; Open parking; Paved drive; Off-street parking; Deeded parking
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: 3-family building (3 units up/down); 3 stories total; Approximate year built (public records); Green/tan exterior color
• Construction: Frame construction; Concrete perimeter and stone foundation
• Exterior features: Cleared, level lot; 60 ft frontage; Public road frontage on a paved, publicly maintained road; Shingle roof; Paved driveway

Interior

• Kitchen: Kitchen included in unit layouts
• Bedrooms: Multiple units with bedrooms across three levels (unit-level details available)
• Bathrooms: 3 full bathrooms
• Heating & cooling: Natural gas heating; 6 heating units; No central cooling units reported
• Interior features: Living room; Dining room; Kitchen; Laundry room; Insulated doors; Insulated windows; 18 total rooms
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 9-bed/3.0-bath multifamily listed at $600k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $600k).
• Recommended offer: $591k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 4.1% in Worcester — 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 87/100 on livability (#9 in MA, #312 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+; Watch: 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.
• Zoned schools: Chandler Magnet (math 12% / reading 17%, grade F, #873 of 938 statewide, top 94%, 402 students, 0% FRL); Burncoat Middle School (math 20% / reading 26%, grade F, #243 of 305 statewide, top 80%, 712 students, 0% FRL); Burncoat Senior High (math 22% / reading 37%, grade F, #270 of 343 statewide, top 80%, 1,179 students, 0% FRL) — zoned schools average 0% FRL vs 66% district-wide (66 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.5%/yr); 26 active listings in the ZIP; solid renter incomes; 2,293 units permitted in Worcester County in 2024 (1,205 in 5+ unit buildings).
• At $7,194/mo this rent would consume 94% of the median local household income ($92k/yr) (locally 634% 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 $4k of loan paydown is wiped out by about $18k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.5% rent growth), your $168k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($591k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• 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 $590,901 (1.5% below list)

Questions for the listing agent

1. Built in 1890 — 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. 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.
4. 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.
5. 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: 1.20% ✓
• Cap rate: 9.79%
• Cash-on-cash: 12.47%
• DSCR: 1.55
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $892,530
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 Summerhill Ave	0.05mi	9/3.0	3,660 (-4%)	15mo	$860,000	$235	79
11 Mattson Ave	0.61mi	9/4.0	3,323 (-12%)	8mo	$656,000	$197	40

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 · 4.46% rent growth · sell at horizon

5-year hold

• IRR: 3.7%
• Equity multiple: 1.15×
• Total profit: $24,692
• Equity at exit: $89,447

10-year hold

• IRR: 14.6%
• Equity multiple: 2.25×
• Total profit: $209,935
• Equity at exit: $51,868

Cash invested: $167,972 (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 01606

• Rents YoY: 4.5%
• Active inventory: 26
• Price-to-rent: 20.8×

Monthly cashflow live

• Estimated rent: $7,194 high
• Mortgage (P&I): −$3,146
• Tax from tax record: −$541 /mo · $6,497/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,511
• Net cashflow: $1,746

Break-even live

Break-even rent $4,984

Max offer price $599,900

Occupancy floor 71%

Sensitivity live

Price	-10% $2,086	-5% $1,916	+0% $1,746	+5% $1,576	+10% $1,406
Rent	-10% $1,178	-5% $1,462	+0% $1,746	+5% $2,030	+10% $2,314
Rate	-1.0pp $2,048	-0.5pp $1,899	base $1,746	+0.5pp $1,590	+1.0pp $1,432

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1	$7,194
Total (3 units)			$7,194

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: $149,975
• Closing costs: $17,997
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-22
   days on market $599,900 Active 23 DOM
2. 2026-06-18
   days on market $599,900 Active 20 DOM
3. 2026-06-17
   days on market $599,900 Active 19 DOM
4. 2026-06-16
   days on market $599,900 Active 18 DOM
5. 2026-06-15
   days on market $599,900 Active 17 DOM
6. 2026-06-14
   days on market $599,900 Active 15 DOM
7. 2026-06-10
   days on market $599,900 Active 12 DOM
8. 2026-06-09
   days on market $599,900 Active 11 DOM
9. 2026-06-08
   days on market $599,900 Active 10 DOM
10. 2026-06-07
    days on market $599,900 Active 9 DOM
11. 2026-06-05
    days on market $599,900 Active 6 DOM
12. 2026-06-03
    days on market $599,900 Active 5 DOM
13. 2026-06-02
    statusdays on market $599,900 Active 4 DOM
14. 2026-06-01
    days on market $599,900 New 3 DOM
15. 2026-05-31
    days on market $599,900 New 2 DOM
16. 2026-05-29
    listed $599,900 New

ⓘ 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: $6,497 · $541/mo
• Projected year-2 tax: $6,938 · $578/mo
• Expected delta: +$441/yr (+$37/mo · 6.8%)

ⓘ 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 4/10 Moderate 7 d/yr ≥94°F today · 17 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: $86,328
• − Mortgage interest: −$33,604
• − Property taxes: −$6,497
• − Insurance: −$3,000
• − Repairs & maintenance: −$6,906
• − Management: −$6,906
• − Depreciation: −$17,452
• Taxable income: $11,964
• Est. tax owed @ 24.0%: −$2,871
• After-tax cash flow: $18,080/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): 22,844
• Household income: $92,105
• Rent vs Own: 32.2% rent · 67.8% own
• Severe rent burden: 634.0

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 0.56)
• Race & ethnicity: White 64% Hispanic / Latino 14% Two or more races 12% Black 9% Asian 5%
• Hispanic origin (detail): Puerto Rican 6% Dominican 2%
• Common ancestry: Romanian 7% Lithuanian 6% Estonian 2%
• Foreign-born: 14% · Canada, Vietnam, China
• Languages at home: 76% English-only · Spanish 10% Other Indo-European 4% 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: ▼ -240.84%
• Current HPI: 295.2937
• Rent YoY: ▲ 4.46%
• 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

1 event — show timeline

• 2026-05-29 Listed $599,900 MLS PIN

Property tax history

+4.8%/yr

Latest (2023): $6,497 · +15.1% YoY. Source: county tax records.