26 Powder Mill Rd · Maynard, MA 01754

$699,000

4 bd · 3.5 ba · 2,124 sqft · MultiFamily public records · 30 Days on market

Built 1920 8,581 sqft lot Est $584k · 20% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Livability +4.1/5.0
• Schools +3.8/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Remarkable opportunity to own on Assabet River, walled bank & graceful garden comforts occupants. Antique colonial with 3 separate units grosses $29,100 annual, current expenses: $4199. First floor office currently medical, 2nd & 3rd floor apartments fully rented under lease. Full basement partly finished.

Key facts

• Assabet river views
• Income property
• Mixed-use zoning

Tags

• ASSABET RIVER VIEWS
• MIXED-USE ZONING
• INCOME PROPERTY
• SEPARATE HEAT SYSTEMS
• REPLACEMENT WINDOWS
• RECENT EXTERIOR PAINT

Property features AI

Finance

• Other: Building total area approximately 2,124; Lot size approximately 0.2 acre
• Financial info: Financial details not provided
• HOA & community: Community amenities include shopping, walk/jog trails, laundromat, and bike path; Not a senior community

Exterior

• Parking: 6 off-street parking spaces
• Security: Security details not provided
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: 3-family property; 3 stories; Has waterview
• Construction: Frame construction; Stone foundation; Shingle roof; Built year from public records (actual year not specified)
• Exterior features: Porch; Scenic river views; Waterfront on a river; Public road frontage

Interior

• Kitchen: Kitchen included (appliance details not provided)
• Bedrooms: Unit 1: 1 level; Unit 2: 1 level (unit spans 2 floors); Unit 3: lease info listed as not leased
• Flooring: Wood floors
• Bathrooms: 3 full bathrooms
• Heating & cooling: Heating/cooling details not provided
• Interior features: Living room; Kitchen; Office/Den; Total of 11 rooms; Full basement
• Laundry & utility: Laundry details not provided

What this means for you Summary

Snapshot

• This is a 3 × 4-bed/3.0-bath units multifamily listed at $699k.

Deal economics

• At list price, monthly cash flow is $3k ($40k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $699k).
• Recommended offer: $689k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 82/100 on livability (#26 in MA, #1,176 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, employment A+, housing A+; Watch: commute F, cost of living F.
• Maynard (suburban): math 31% / reading 50% proficiency, ranked #184 of 302 in MA (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Green Meadow (math 22% / reading 62%, grade F, #462 of 938 statewide, top 52%, 419 students, 0% FRL); Maynard High (math 62% / reading 72%, grade B, #97 of 343 statewide, top 30%, 316 students, 0% FRL) — zoned schools average 0% FRL vs 18% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 54% at this address vs 40% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Maynard average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.3%/yr); 9 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 3,670 units permitted in Middlesex County in 2024 (2,611 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $21k 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.
• At projected returns (-3.0% appreciation + 3.3% rent growth), your $196k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($689k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y 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.
• Current owner paid $345k; list at $699k implies a 103% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; major wind risk, 27% 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 $688,515 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 1.45% ✓
• Cap rate: 12.15%
• Cash-on-cash: 20.90%
• DSCR: 1.93
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $584,100
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9-A&B Summer St	0.19mi	4/2.0	2,136 (+1%)	11mo	$526,500	$246	75
91 Nason St	0.24mi	5/3.0 (+1)	2,240 (+6%)	6mo	$615,000	$275	68
19-21 Maple St	0.35mi	4/2.0	2,040 (-4%)	20mo	$681,000	$334	54

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 · 3.28% rent growth · sell at horizon

5-year hold

• IRR: 13.2%
• Equity multiple: 1.53×
• Total profit: $103,258
• Equity at exit: $104,223

10-year hold

• IRR: 22.3%
• Equity multiple: 2.93×
• Total profit: $377,028
• Equity at exit: $60,437

Cash invested: $195,720 (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 01754

• Rents YoY: 3.3%
• Active inventory: 9
• Price-to-rent: 17.2×

Monthly cashflow live

• Estimated rent: $10,158 medium
• Mortgage (P&I): −$3,666
• Tax from tax record: −$659 /mo · $7,904/yr
• Insurance: −$291
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,133
• Net cashflow: $3,354

Break-even live

Break-even rent $5,913

Max offer price $699,000

Occupancy floor 62%

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

Units	Beds	Baths	Est. rent
▸ 3× units	4	3	$10,158
Total (3 units)			$10,158

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: $174,750
• Closing costs: $20,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
32 Walnut St Maynard, MA	4.0	1.5	1600	$3,000	$1.88	18d	1	0.34mi
30 Walnut St Maynard, MA	4.0	1.5	1600	$3,100	$1.94	18d	1	0.35mi

Listing history 20 events

1. 2026-06-18
   days on market $699,000 Active 30 DOM
2. 2026-06-17
   days on market $699,000 Active 29 DOM
3. 2026-06-16
   days on market $699,000 Active 28 DOM
4. 2026-06-15
   days on market $699,000 Active 27 DOM
5. 2026-06-13
   days on market $699,000 Active 25 DOM
6. 2026-06-13
   days on market $699,000 Active 24 DOM
7. 2026-06-09
   days on market $699,000 Active 21 DOM
8. 2026-06-08
   days on market $699,000 Active 20 DOM
9. 2026-06-07
   days on market $699,000 Active 19 DOM
10. 2026-06-04
    days on market $699,000 Active 16 DOM
11. 2026-06-03
    days on market $699,000 Active 15 DOM
12. 2026-06-02
    days on market $699,000 Active 14 DOM
13. 2026-06-01
    days on market $699,000 Active 13 DOM
14. 2026-05-31
    days on market $699,000 Active 12 DOM
15. 2026-05-19
    listed $699,000 New
16. 2005-01-28
    soldstatus $345,000 315-char remark

    Show marketing remark (315 chars)

    Remarkable opportunity to own on Assabet River, walled bank & graceful garden comforts occupants. Antique colonial with 3 separate units grosses $29,100 annual, current expenses: $4199. First floor office currently medical, 2nd & 3rd floor apartments fully rented under lease. Full basement partly finished.

17. 2005-01-28
    soldstatus $345,000

    Show marketing remark (315 chars)

    Remarkable opportunity to own on Assabet River, walled bank & graceful garden comforts occupants. Antique colonial with 3 separate units grosses $29,100 annual, current expenses: $4199. First floor office currently medical, 2nd & 3rd floor apartments fully rented under lease. Full basement partly finished.

18. 2005-01-12
    historical 315-char remark

    Show marketing remark (315 chars)

    Remarkable opportunity to own on Assabet River, walled bank & graceful garden comforts occupants. Antique colonial with 3 separate units grosses $29,100 annual, current expenses: $4199. First floor office currently medical, 2nd & 3rd floor apartments fully rented under lease. Full basement partly finished.

19. 2004-11-18
    listed $359,900 315-char remark

    Show marketing remark (315 chars)

    Remarkable opportunity to own on Assabet River, walled bank & graceful garden comforts occupants. Antique colonial with 3 separate units grosses $29,100 annual, current expenses: $4199. First floor office currently medical, 2nd & 3rd floor apartments fully rented under lease. Full basement partly finished.

20. 1988-06-08
    soldstatus $163,000

ⓘ 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: $7,904 · $659/mo
• Projected year-2 tax: $8,251 · $688/mo
• Expected delta: +$347/yr (+$29/mo · 4.4%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥97°F today · 15 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: $121,896
• − Mortgage interest: −$39,155
• − Property taxes: −$7,904
• − Insurance: −$4,162
• − Repairs & maintenance: −$9,752
• − Management: −$9,752
• − Depreciation: −$20,335
• Taxable income: $30,838
• Est. tax owed @ 24.0%: −$7,401
• After-tax cash flow: $32,844/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: Maynard
• NCES district ID: 2507500
• Math proficiency: 31% ▼ -17.00%
• Reading proficiency: 50% ▲ 2.00%
• Median HH income: $82,569
• Composite: 37.95/100
• National rank: #4303
• State rank: #184 of 302 in MA

Livability — Maynard

• Score: 82/100
• State rank: #26
• US rank: #1176

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maynard, MA
• County: Middlesex County · 1,437,704 people
• City population: 10,712
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 10,712
• Household income: $124,067
• Rent vs Own: 25.0% rent · 75.0% own
• Severe rent burden: 372.0

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: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 7% Asian 5% Hispanic / Latino 4% Black 1%
• Common ancestry: Romanian 4% Lithuanian 3% Russian 3%
• Foreign-born: 12% · Canada, China, Vietnam
• Languages at home: 88% English-only · Other Indo-European 6% Chinese 2% Spanish 2%

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: ▼ -286.50%
• Current HPI: 265.8435
• Rent YoY: ▲ 3.28%
• 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

+328.8% since first listed

6 events — show timeline

• 2026-05-19 Listed $699,000 MLS PIN
• 2005-01-28 Sold (Public Records) $345,000 Public Records
• 2005-01-28 Sold (MLS) $345,000 MLS PIN
• 2005-01-12 Listing Removed — MLS PIN
• 2004-11-18 Listed $359,900 MLS PIN
• 1988-06-08 Sold (Public Records) $163,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $7,904 · +2.4% YoY. Source: county tax records.