58 Merriam Rd · Princeton, MA 01541

$265,000

4 bd · 1.0 ba · 2,767 sqft · SingleFamily public records · 62 Days on market

Built 1865 1.97 ac lot $96/sqft · 64% below area ↓ 8% since listing

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

Listing remarks MLS

In the shadow of the mountain! This antique farmhouse has the character of yesteryear. Nestled into the side of MT. Wachusett, this 1865 farm house is awaiting the next owner. Needs complete restoration. Metal ceilings. Furnace & windows replaced in 2003. Located on 2.0 acres. Formerly known as the Skinner farm. Main house is unoccupied. Ell needs tear down. Passed 5 min. perk test. Needs new septic . A classic location awaiting some new inspiration.. Quiet town of Princeton. Award winning school system. SOLD "AS IS" Buyer to do full diligence

Key facts

• Antique farmhouse
• 2.0 acres
• Metal ceilings

Tags

• ANTIQUE FARMHOUSE
• METAL CEILINGS
• 2.0 ACRES

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $265k.

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 ($4k rent vs $265k).
• Recommended offer: $249k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Wachusett (rural): math 47% / reading 60% proficiency, ranked #84 of 302 in MA (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: 6 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $74k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($249k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $24k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1865 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $249,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1865 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.58% ✓
• Cap rate: 12.85%
• Cash-on-cash: 23.42%
• DSCR: 2.04
• GRM: 5.3

CMA / ARV

• ARV (median comp): $745,755
• List price: $265,000
• Delta: -64.47%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 Allen Hill Rd	0.60mi	4/2.5	2,523 (-9%)	20mo	$925,000	$367	35
2 Radford Rd	0.74mi	3/3.0 (-1)	2,438 (-12%)	9mo	$700,000	$287	25

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.5%
• Equity multiple: 1.67×
• Total profit: $49,389
• Equity at exit: $39,512

10-year hold

• IRR: 25.1%
• Equity multiple: 3.19×
• Total profit: $162,139
• Equity at exit: $22,912

Cash invested: $74,200 (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 01541

• Home prices YoY: -14.6%
• Active inventory: 6
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $4,200 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$370 /mo · $4,435/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$882
• Net cashflow: $1,448

Break-even live

Break-even rent $2,367

Max offer price $265,000

Occupancy floor 61%

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
0 Brooks Station Rd Princeton, MA	3.0	3.0	2544	$4,200	$1.65	14d	1	1.05mi

Listing history 19 events

1. 2026-06-18
   days on market $265,000 Active 62 DOM
2. 2026-06-17
   days on market $265,000 Active 61 DOM
3. 2026-06-16
   days on market $265,000 Active 60 DOM
4. 2026-06-15
   days on market $265,000 Active 59 DOM
5. 2026-06-14
   days on market $265,000 Active 57 DOM
6. 2026-06-13
   days on market $265,000 Active 56 DOM
7. 2026-06-10
   days on market $265,000 Active 54 DOM
8. 2026-06-09
   days on market $265,000 Active 53 DOM
9. 2026-06-08
   days on market $265,000 Active 52 DOM
10. 2026-06-07
    days on market $265,000 Active 51 DOM
11. 2026-06-03
    days on market $265,000 Active 47 DOM
12. 2026-06-02
    days on market $265,000 Active 46 DOM
13. 2026-06-01
    days on market $265,000 Active 45 DOM
14. 2026-05-31
    days on market $265,000 Active 44 DOM
15. 2026-05-31
    days on market $265,000 Active 43 DOM
16. 2026-05-14
    status Back On Market 563-char remark

    Show marketing remark (563 chars)

    In the shadow of the mountain! This antique farmhouse has the character of yesteryear. Nestled into the side of MT. Wachusett, this 1865 farm house is awaiting the next owner. Needs complete restoration. Metal ceilings. Furnace & windows replaced in 2003. Located on 2.0 acres. Formerly known as the Skinner farm. Main house is unoccupied. Ell needs tear down. Passed 5 min. perk test. Needs new septic . A classic location awaiting some new inspiration.. Quiet town of Princeton. Award winning school system. SOLD "AS IS" Buyer to do full diligence

17. 2026-04-22
    status Under Agreement 563-char remark

    Show marketing remark (563 chars)

    In the shadow of the mountain! This antique farmhouse has the character of yesteryear. Nestled into the side of MT. Wachusett, this 1865 farm house is awaiting the next owner. Needs complete restoration. Metal ceilings. Furnace & windows replaced in 2003. Located on 2.0 acres. Formerly known as the Skinner farm. Main house is unoccupied. Ell needs tear down. Passed 5 min. perk test. Needs new septic . A classic location awaiting some new inspiration.. Quiet town of Princeton. Award winning school system. SOLD "AS IS" Buyer to do full diligence

18. 2026-04-10
    price $265,000 563-char remark

    Show marketing remark (563 chars)

    In the shadow of the mountain! This antique farmhouse has the character of yesteryear. Nestled into the side of MT. Wachusett, this 1865 farm house is awaiting the next owner. Needs complete restoration. Metal ceilings. Furnace & windows replaced in 2003. Located on 2.0 acres. Formerly known as the Skinner farm. Main house is unoccupied. Ell needs tear down. Passed 5 min. perk test. Needs new septic . A classic location awaiting some new inspiration.. Quiet town of Princeton. Award winning school system. SOLD "AS IS" Buyer to do full diligence

19. 2026-03-26
    listed $289,000 New 563-char remark

    Show marketing remark (563 chars)

    In the shadow of the mountain! This antique farmhouse has the character of yesteryear. Nestled into the side of MT. Wachusett, this 1865 farm house is awaiting the next owner. Needs complete restoration. Metal ceilings. Furnace & windows replaced in 2003. Located on 2.0 acres. Formerly known as the Skinner farm. Main house is unoccupied. Ell needs tear down. Passed 5 min. perk test. Needs new septic . A classic location awaiting some new inspiration.. Quiet town of Princeton. Award winning school system. SOLD "AS IS" Buyer to do full diligence

ⓘ 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: $4,435 · $370/mo
• Projected year-2 tax: $4,435 · $370/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $50,400
• − Mortgage interest: −$14,844
• − Property taxes: −$4,435
• − Insurance: −$1,325
• − Repairs & maintenance: −$4,032
• − Management: −$4,032
• − Depreciation: −$7,709
• Taxable income: $14,023
• Est. tax owed @ 24.0%: −$3,365
• After-tax cash flow: $14,014/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: Wachusett
• NCES district ID: 2511880
• Math proficiency: 47% ▼ -19.00%
• Reading proficiency: 60% ▼ -9.00%
• Median HH income: $96,383
• Composite: 50.07/100
• National rank: #1910
• State rank: #84 of 302 in MA

Livability — Princeton

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 3,500

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 (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 7% Slovak 3% Romanian 3%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 2% German/W. Germanic 1% 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: ▼ -45.65%
• Current HPI: 267.1423
• Rent YoY: —
• Metro: —
• 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

-8.3% since first listed

4 events — show timeline

• 2026-05-14 Relisted — MLS PIN
• 2026-04-22 Pending — MLS PIN
• 2026-04-10 Price Changed $265,000 MLS PIN
• 2026-03-26 Listed $289,000 MLS PIN

Property tax history

+0.0%/yr

Latest (2023): $4,435 · -1.4% YoY. Source: county tax records.