315 High St · Webster, MA 01570

$360,000

4 bd · 2.0 ba · 2,838 sqft · MultiFamily public records · 16 Days on market

Built 1910 8,372 sqft lot Est $548k · 34% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

>> Opportunity Knocks! >> Presenting 315 High St, Webster, MA >> a distinguished multi-family residence constructed in 1910, offering 2,838 SF+-, 6 well-proportioned bedrooms, & 2 full baths, thoughtfully designed to support the needs of multiple occupants. Spanning 3 stories, the residence provides versatile accommodation options, especially with the potential of the 644 SF+- / 4 room walk-up finished Attic. Two apartments have been continuously occupied & with a little TLC & elbow grease, can easily & immediately provide comfortable, pleasing & versatile living space for it's occupants. The 5’x20’ 3-season 2-story & front po

Key facts

• Finished attic
• Garden area
• 3 season porches

Tags

• FINISHED ATTIC
• 3 SEASON PORCHES
• GENEROUS LOT SIZE
• GARDEN AREA
• CANTILEVERED BUMP-OUTS
• ARCHITECTURAL FEATURES

Property features AI

Finance

• HOA & community: Community features include shopping, walk/jog trails, medical facility, highway access, house of worship, marina, private and public schools, and sidewalks; Not a senior community

Exterior

• Parking: Off-street paved parking; Open parking for 3 vehicles
• Utilities: Public water; Public sewer; Electric with circuit breakers; Gas hookup for range; Washer hookup and electric dryer hookup
• Home design: 2-family (up/down); 3 stories; Green exterior color; Approximate year built (per public records)
• Construction: Frame construction; Stone foundation; Shingle roof; Lead paint certified treated
• Exterior features: Porch (enclosed); Garden; Cleared, level lot; Lake/pond access with public beach ownership; Paved public road frontage; public maintained road

Interior

• Kitchen: Range; Refrigerator
• Flooring: Tile; Vinyl/VCT; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating (oil); 2 heating units
• Interior features: Living room; Kitchen; Storm doors; Insulated windows; Total of 10 rooms
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $360k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $360k).
• Recommended offer: $355k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 3.2% in Webster — 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 65/100 on livability (#183 in MA) — a middle-class / working-renter tenant base. Strengths: health & safety A+, housing A; Watch: crime D-, amenities F, commute F.
• Webster (suburban): math 15% / reading 28% proficiency, ranked #286 of 302 in MA (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Park Avenue Elementary (math 21% / reading 35%, grade F, #689 of 938 statewide, top 74%, 737 students, 0% FRL); Webster Middle School (math 11% / reading 23%, grade F, #266 of 305 statewide, top 88%, 590 students, 0% FRL); Bartlett High School (math 32% / reading 42%, grade F, #238 of 343 statewide, top 71%, 365 students, 0% FRL) — zoned schools average 0% FRL vs 46% district-wide (46 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 40 active listings in the ZIP; 2,293 units permitted in Worcester County in 2024 (1,205 in 5+ unit buildings).
• At $5,269/mo this rent would consume 87% of the median local household income ($73k/yr) (locally 690% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $38k of equity ($2k loan paydown + $36k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $101k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$62k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($355k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 46% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $354,600 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
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 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: 1.46% ✓
• Cap rate: 12.63%
• Cash-on-cash: 22.63%
• DSCR: 2.01
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $547,734
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Boyden St Ext	0.28mi	4/3.0	3,060 (+8%)	18mo	$589,000	$192	55
19 Park St	0.26mi	5/5.0 (+1)	3,023 (+6%)	10mo	$545,714	$181	51
576-578 School St	0.30mi	5/4.0 (+1)	2,545 (-10%)	9mo	$530,000	$208	48
10 New St	0.63mi	4/2.0	2,688 (-5%)	21mo	$520,000	$193	44
730 School St	0.52mi	5/4.5 (+1)	2,550 (-10%)	5mo	$575,000	$225	40
17 Granite St	0.61mi	5/3.0 (+1)	2,418 (-15%)	9mo	$465,000	$192	30
15 New St	0.63mi	5/2.0 (+1)	2,470 (-13%)	23mo	$485,000	$196	25

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.2%
• Equity multiple: 4.15×
• Total profit: $317,100
• Equity at exit: $324,317

10-year hold

• IRR: 35.6%
• Equity multiple: 9.32×
• Total profit: $838,461
• Equity at exit: $699,401

Cash invested: $100,800 (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 01570

• Home prices YoY: 20.5%
• Active inventory: 40
• Price-to-rent: 17.1×

Monthly cashflow live

• Estimated rent: $5,269 high
• Mortgage (P&I): −$1,888
• Tax from tax record: −$223 /mo · $2,680/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,106
• Net cashflow: $1,901

Break-even live

Break-even rent $2,862

Max offer price $360,000

Occupancy floor 59%

Sensitivity live

Price	-10% $2,105	-5% $2,003	+0% $1,901	+5% $1,799	+10% $1,698
Rent	-10% $1,485	-5% $1,693	+0% $1,901	+5% $2,109	+10% $2,318
Rate	-1.0pp $2,083	-0.5pp $1,993	base $1,901	+0.5pp $1,808	+1.0pp $1,713

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$5,268
Total (3 units)			$5,269

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: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $360,000 Active 16 DOM
2. 2026-06-17
   days on market $360,000 Active 15 DOM
3. 2026-06-16
   days on market $360,000 Active 14 DOM
4. 2026-06-15
   days on market $360,000 Active 13 DOM
5. 2026-06-14
   days on market $360,000 Active 11 DOM
6. 2026-06-10
   days on market $360,000 Active 8 DOM
7. 2026-06-09
   days on market $360,000 Active 7 DOM
8. 2026-06-08
   days on market $360,000 Active 6 DOM
9. 2026-06-07
   statusdays on market $360,000 Active 5 DOM
10. 2026-06-05
    days on market $360,000 New 2 DOM
11. 2026-06-03
    remarks 645-char remark
12. 2026-06-03
    listed $360,000 New 1 DOM

ⓘ 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: $2,680 · $223/mo
• Projected year-2 tax: $3,554 · $296/mo
• Expected delta: +$874/yr (+$73/mo · 32.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 46% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $63,228
• − Mortgage interest: −$20,166
• − Property taxes: −$2,680
• − Insurance: −$1,800
• − Repairs & maintenance: −$5,058
• − Management: −$5,058
• − Depreciation: −$10,473
• Taxable income: $17,993
• Est. tax owed @ 24.0%: −$4,318
• After-tax cash flow: $18,497/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: Webster
• NCES district ID: 2512240
• Math proficiency: 15% ▼ -10.00%
• Reading proficiency: 28% ▼ -3.00%
• Median HH income: $49,939
• Composite: 19.1/100
• National rank: #8837
• State rank: #286 of 302 in MA

Livability — Webster

• Score: 65/100
• State rank: #183
• US rank: #13047

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Webster, MA
• County: Worcester County · 487,911 people
• City population: 17,748
• Metro: Worcester, MA-CT
• Population (ZIP): 17,748
• Household income: $72,895
• Rent vs Own: 40.2% rent · 59.8% own
• Severe rent burden: 690.0

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 (71%)
• Race & ethnicity: White 71% Hispanic / Latino 19% Two or more races 9% Black 5% Asian 2%
• Hispanic origin (detail): Puerto Rican 13% Cuban 1% Dominican 2%
• Common ancestry: Romanian 14% Lithuanian 12% Slovak 2%
• Foreign-born: 10% · Canada, China, Vietnam
• Languages at home: 80% English-only · Spanish 13% Russian/Polish/Slavic 3% Other Indo-European 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: ▲ 101.75%
• Current HPI: 598.587
• Rent YoY: —
• 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

• 2026-06-02 Listed $360,000 MLS PIN

Property tax history

+3.1%/yr

Latest (2023): $2,680 · +1.8% YoY. Source: county tax records.