30 Abbey Rd #108 · Leominster, MA 01453

$179,900

2 bd · 1.0 ba · 728 sqft · Condo public records · 42 Days on market

Built 1988 $247/sqft · 12% below area Est $204k · 12% under $275/mo HOA · 17% of rent

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Why this score? — see what drove the D- 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).

• ARV discount +12.9/15.0
• Cash flow +7.7/30.0
• 1% rule +4.2/10.0
• Rent growth +3.7/5.0
• Livability +3.5/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

This first-floor unit at that offers a great opportunity for customization and value. The condo features a functional layout with a combined living and dining area, ideal for simple, efficient living. The kitchen is ready for renovation, offering a blank slate to design and finish to your taste. With some updates and finishing touches, this space can be transformed into a charming and comfortable home. Conveniently located near shopping, dining, and major routes, this is a great option for investors or buyers looking to add personal value.

Key facts

• First floor unit
• $275 HOA
• Parking

Tags

• FIRST FLOOR UNIT
• KITCHEN READY FOR RENOVATION

Property features AI

Finance

• Other: Directions: Please use GPS for best navigation.
• HOA & community: Monthly association fee of $275; Association fee includes water, sewer, insurance, building structure maintenance, road maintenance, grounds maintenance, snow removal, and trash; Community has a garden area; Not a senior community

Exterior

• Parking: 1 open parking space
• Utilities: Public water; Public sewer
• Home design: One-story unit; Approximately built (year from public records)
• Exterior features: Condominium property; Entry level is 1

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Has cooling (type listed as Other)
• Interior features: Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $180k.

Deal economics

• At list price, monthly cash flow is $-212 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (20.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (7.9% below list).
• Recommended offer: $143k (20.8% below list) — sets the bar for cash-flow.
• Cap rate 4.9% vs local median 3.2% in Leominster — 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 69/100 on livability (#139 in MA) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety B+; Watch: schools C-, commute D+, cost of living D+.
• Leominster (suburban): math 25% / reading 38% proficiency, ranked #247 of 302 in MA (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.8%/yr); 56 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $142,530 (20.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.92% ✗
• Cap rate: 4.88%
• Cash-on-cash: -5.04%
• DSCR: 0.78
• GRM: 9.0

CMA / ARV

• ARV (median comp): $204,240
• List price: $179,900
• Delta: -11.92%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.83% rent growth · sell at horizon

5-year hold

• IRR: -22.2%
• Equity multiple: 0.22×
• Total profit: $-39,323
• Equity at exit: $26,824

10-year hold

• IRR: -11.3%
• Equity multiple: 0.25×
• Total profit: $-37,566
• Equity at exit: $15,554

Cash invested: $50,372 (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 01453

• Rents YoY: 4.8%
• Active inventory: 56
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,657 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$227 /mo · $2,724/yr
• Insurance: −$75
• HOA: −$275
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $-212

Break-even live

Break-even rent $1,925

Max offer price $142,530

Occupancy floor —

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
357 Lancaster St Unit 2 Leominster, MA	1.0	1.0	680	$1,700	$2.50	23d	1	0.56mi
56 South St #2 Leominster, MA	1.0	1.0	750	$1,500	$2.00	43d	1	0.89mi
17 Laurel St Unit 5 Leominster, MA	1.0	1.0	740	$1,550	$2.09	43d	1	1.32mi
124 3rd St Leominster, MA	1.0	1.0	550	$1,575	$2.86	23d	1	1.40mi

HOA detail condo

• Monthly dues: $275 · $3,300/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $179,900 Active 42 DOM
2. 2026-06-17
   days on market $179,900 Active 41 DOM
3. 2026-06-16
   days on market $179,900 Active 40 DOM
4. 2026-06-15
   statusdays on market $179,900 Active 39 DOM
5. 2026-06-14
   days on market $179,900 Price Changed 37 DOM
6. 2026-06-13
   pricestatusdays on market $179,900 Price Changed 36 DOM
7. 2026-06-10
   days on market $189,900 Active 34 DOM
8. 2026-06-09
   days on market $189,900 Active 33 DOM
9. 2026-06-08
   days on market $189,900 Active 32 DOM
10. 2026-06-07
    days on market $189,900 Active 31 DOM
11. 2026-06-05
    days on market $189,900 Active 28 DOM
12. 2026-06-03
    days on market $189,900 Active 27 DOM
13. 2026-06-02
    days on market $189,900 Active 26 DOM
14. 2026-06-01
    days on market $189,900 Active 25 DOM
15. 2026-05-31
    days on market $189,900 Active 24 DOM
16. 2026-05-31
    days on market $189,900 Active 23 DOM
17. 2026-05-07
    listed $189,900 New 546-char remark
18. 2007-02-16
    soldstatus $160,000

ⓘ 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: $2,724 · $227/mo
• Projected year-2 tax: $2,724 · $227/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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,881
• − Mortgage interest: −$10,077
• − Property taxes: −$2,724
• − Insurance: −$900
• − Repairs & maintenance: −$1,590
• − Management: −$1,590
• − HOA: −$3,300
• − Depreciation: −$5,233
• Taxable loss: −$5,534
• Est. tax savings @ 24.0%: +$1,328
• After-tax cash flow: $-1,210/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: Leominster
• NCES district ID: 2506780
• Math proficiency: 25% ▼ -23.00%
• Reading proficiency: 38% ▼ -6.00%
• Median HH income: $57,041
• Composite: 28.07/100
• National rank: #6836
• State rank: #247 of 302 in MA

Livability — Leominster

• Score: 69/100
• State rank: #139
• US rank: #8562

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Leominster, MA
• County: Worcester County · 487,911 people
• City population: 43,851
• Metro: Worcester, MA-CT
• Population (ZIP): 43,851
• Household income: $84,296
• Rent vs Own: 37.8% rent · 62.2% own
• Severe rent burden: 1633.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 17% Two or more races 12% Black 5% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 8% Dominican 1%
• Common ancestry: Lithuanian 9% Estonian 2% Romanian 2%
• Foreign-born: 15% · Canada, South Korea, Jamaica
• Languages at home: 76% English-only · Spanish 13% Other Indo-European 5% 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: ▼ -621.70%
• Current HPI: 296.2863
• Rent YoY: ▲ 4.83%
• 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

+12.4% since first listed

3 events — show timeline

• 2026-06-11 Price Changed $179,900 MLS PIN
• 2026-05-07 Listed $189,900 MLS PIN
• 2007-02-16 Sold (Public Records) $160,000 Public Records

Property tax history

+3.1%/yr

Latest (2023): $2,724 · +22.0% YoY. Source: county tax records.