36 Plymouth St · Lowell, MA 01854

$829,900

6 bd · 2.0 ba · 3,082 sqft · MultiFamily public records · 16 Days on market

Built 1930 6,970 sqft lot Est $712k · 17% over

---

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 +24.8/30.0
• DSCR +8.0/10.0
• 1% rule +5.9/10.0
• Livability +4.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

"Important"Make appointments through Showingtime app or call Showings to start on Wednesday September 7th, 2022 at noontime. Valid proof of funds or bank financing emailed to listing office prior to showing. Offers will be collected at the end of the week and reviewed Please do not approach occupants or go onto the property grounds. "Property is sold as is" home inspection is ok but for reference purposes only.

Key facts

• Off street parking
• 1 stall garage
• Turnkey condition

Tags

• TURNKEY CONDITION
• HARDWOOD FLOORS
• OFF STREET PARKING
• 1 STALL GARAGE

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: 1-car garage; 1 covered parking space; 2 open parking spaces; Paved drive and off-street parking (3 total parking spaces)
• Utilities: Public water; Public sewer; 100 Amp electric service; Gas service for range
• Home design: Multi-family property; 3 stories total; 3 levels in building
• Construction: Stone foundation; Shingle roof; Built (year from public records)
• Exterior features: Porch; River nearby; Within 0.3–0.5 mile to the beach

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Unit 1 is 1 level; Unit 2 is 2 levels
• Flooring: Wood; Tile; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water heating; Steam heating; Natural gas heating
• Interior features: Insulated windows; Total of 15 rooms

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath multifamily listed at $830k.

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 ($9k rent vs $830k).
• Recommended offer: $817k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 3.1% in Lowell — 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 80/100 on livability (#36 in MA, #1,677 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: schools C-, crime F, cost of living F.
• Lowell (suburban): math 20% / reading 28% proficiency, ranked #277 of 302 in MA (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.5%/yr); 19 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 3,670 units permitted in Middlesex County in 2024 (2,611 in 5+ unit buildings).
• At $9,069/mo this rent would consume 150% of the median local household income ($73k/yr) (locally 1612% 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 $6k of loan paydown is wiped out by about $25k 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.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($817k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $650k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $817,451 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — 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. Crime grade is F 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?
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: 1.09% ✓
• Cap rate: 8.81%
• Cash-on-cash: 9.00%
• DSCR: 1.40
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $711,942
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Varney	0.50mi	6/2.0	3,131 (+2%)	3mo	$770,000	$246	72
101-103 Dracut St	0.41mi	6/2.0	2,920 (-5%)	2mo	$725,000	$248	71
151-153 Gershom Ave	0.31mi	6/2.0	3,325 (+8%)	13mo	$720,000	$217	62
41 Butterfield St	0.55mi	6/2.5	2,942 (-4%)	5mo	$680,000	$231	61
19 Oliver St	0.49mi	6/4.0	2,900 (-6%)	0mo	$790,000	$272	59
231 School St	0.58mi	6/2.0	3,073 (-0%)	21mo	$570,000	$185	56
51-53 Orchard St	0.54mi	6/2.0	3,333 (+8%)	11mo	$790,000	$237	52
85 Varney St	0.52mi	6/2.0	2,688 (-13%)	9mo	$625,000	$233	47
274 Fletcher St	0.72mi	5/3.0 (-1)	3,017 (-2%)	10mo	$675,000	$224	46
47 Mount Vernon	0.34mi	6/3.5	3,497 (+14%)	12mo	$750,000	$214	46
61 Butterfield St	0.55mi	7/2.0 (+1)	3,414 (+11%)	9mo	$725,000	$212	44
197 White St	0.23mi	6/4.0	3,454 (+12%)	24mo	$705,000	$204	41

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 · 1.54% rent growth · sell at horizon

5-year hold

• IRR: -4.3%
• Equity multiple: 0.84×
• Total profit: $-36,668
• Equity at exit: $123,741

10-year hold

• IRR: 3.7%
• Equity multiple: 1.25×
• Total profit: $58,447
• Equity at exit: $71,755

Cash invested: $232,372 (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 01854

• Home prices YoY: -13.8%
• Rents YoY: 1.5%
• Active inventory: 19
• Price-to-rent: 24.3×

Monthly cashflow live

• Estimated rent: $9,069 high
• Mortgage (P&I): −$4,352
• Tax from tax record: −$724 /mo · $8,686/yr
• Insurance: −$346
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,904
• Net cashflow: $1,743

Break-even live

Break-even rent $6,863

Max offer price $829,900

Occupancy floor 76%

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

Units	Beds	Baths	Est. rent
1× unit	4	1	$2,842
▸ 2× units	5	1	$6,226
Total (3 units)			$9,069

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: $207,475
• Closing costs: $24,897
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13 Phillips St Lowell, MA	6.0	2.0	2500	$3,500	$1.40	43d	1	0.59mi
27 Burtt St Unit 1 Lowell, MA	5.0	2.0	4266	$3,600	$0.84	16d	1	1.34mi

Listing history 12 events

1. 2026-06-18
   days on market $829,900 Active 16 DOM
2. 2026-06-17
   days on market $829,900 Active 15 DOM
3. 2026-06-16
   days on market $829,900 Active 14 DOM
4. 2026-06-15
   days on market $829,900 Active 13 DOM
5. 2026-06-13
   days on market $829,900 Active 11 DOM
6. 2026-06-13
   days on market $829,900 Active 10 DOM
7. 2026-06-09
   days on market $829,900 Active 7 DOM
8. 2026-06-08
   days on market $829,900 Active 6 DOM
9. 2026-06-07
   statusdays on market $829,900 Active 5 DOM
10. 2026-06-04
    days on market $829,900 New 2 DOM
11. 2026-06-03
    remarks 479-char remark
12. 2026-06-03
    listed $829,900 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: $8,686 · $724/mo
• Projected year-2 tax: $9,447 · $787/mo
• Expected delta: +$761/yr (+$63/mo · 8.8%)

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

Taxation est. · year 1

• Rental income: $108,828
• − Mortgage interest: −$46,487
• − Property taxes: −$8,686
• − Insurance: −$4,150
• − Repairs & maintenance: −$8,706
• − Management: −$8,706
• − Depreciation: −$24,143
• Taxable income: $7,950
• Est. tax owed @ 24.0%: −$1,908
• After-tax cash flow: $19,006/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: Lowell
• NCES district ID: 2507020
• Math proficiency: 20% ▼ -18.00%
• Reading proficiency: 28% ▼ -11.00%
• Median HH income: $49,291
• Composite: 21.14/100
• National rank: #8430
• State rank: #277 of 302 in MA

Livability — Lowell

• Score: 80/100
• State rank: #36
• US rank: #1677

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lowell, MA
• County: Middlesex County · 1,437,704 people
• City population: 100,628
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 30,081
• Household income: $72,709
• Rent vs Own: 62.2% rent · 37.8% own
• Severe rent burden: 1612.0

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 50% Hispanic / Latino 22% Asian 13% Black 12% Two or more races 10%
• Hispanic origin (detail): Puerto Rican 13% Dominican 3%
• Common ancestry: Lithuanian 5% Romanian 4% Russian 2%
• Foreign-born: 22% · Canada, Jamaica, China
• Languages at home: 65% English-only · Spanish 14% Other Asian/Pacific 7% Other Indo-European 7%

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: ▼ -61.56%
• Current HPI: 384.5209
• Rent YoY: ▲ 1.54%
• 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

+924.6% since first listed

7 events — show timeline

• 2026-06-02 Listed $829,900 MLS PIN
• 2022-12-04 Rental Removed — RENT.
• 2022-11-10 Sold (MLS) $650,000 MLS PIN
• 2022-10-07 Pending — MLS PIN
• 2022-09-23 Contingent — MLS PIN
• 2022-09-02 Listed $659,000 MLS PIN
• 1997-01-29 Sold (Public Records) $81,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $8,686 · +9.5% YoY. Source: county tax records.