20 Beacon Blvd · Peabody, MA 01960

$374,900

4 bd · 1.0 ba · 1,236 sqft · SingleFamily public records · 81 Days on market

Built 1951 5,216 sqft lot Est $620k · 40% under

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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 +20.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +5.1/10.0
• Livability +4.0/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

OH SUNDAY 10/5 FROM 1-3PM. 3-4 BEDROOM CAPE ON SIDE STREET 2 CAR DETACHED GARAGE, HARDWOOD FLOORS, NAT WOODWORK. 2ND BEDROOMS RECENTLY RENOVATED.OUTSIDE HAS RECENTLY BEEN PAINTED. MUST SEE. SHOWS GREAT!!!! WON'T LAST!

Key facts

• Dead end street
• Driveway parking
• Detached garage

Tags

• SINGLE FAMILY RESIDENCE
• DETACHED GARAGE
• DRIVEWAY PARKING
• PEABODY LOCATION
• DEAD END STREET

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Detached paved parking; 2-car garage; 2 covered parking spaces; 2 open parking spaces; Total 4 parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; No ADU
• Construction: Built (year source: public records, actual); Conventional (2x4-2x6) construction; Concrete perimeter and block foundation
• Exterior features: Level lot; Public road frontage; Shingle roof; Blue exterior color

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Has heating
• Interior features: Six total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $500 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $375k).
• Recommended offer: $352k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.4% in Peabody — 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 79/100 on livability (#44 in MA, #2,070 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, health & safety A+; Watch: amenities D+, cost of living F.
• Peabody (suburban): math 29% / reading 40% proficiency, ranked #233 of 302 in MA (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.9%/yr); 40 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,032 units permitted in Essex County in 2024 (590 in 5+ unit buildings).
• At $3,783/mo this rent would consume 47% of the median local household income ($97k/yr) (locally 2570% 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 $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Essex County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($352k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 26y ago; this cycle's ask has dropped $75k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $320k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 72% 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 $352,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 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 1951 — 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: 1.01% ✓
• Cap rate: 7.89%
• Cash-on-cash: 5.71%
• DSCR: 1.25
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $620,472
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41 Dexter St	0.17mi	3/2.0 (-1)	1,248 (+1%)	6mo	$635,000	$509	76
1 Winnegance Ave	0.14mi	3/1.0 (-1)	1,304 (+6%)	8mo	$513,000	$393	72
6 Allen Rd	0.20mi	3/1.5 (-1)	1,322 (+7%)	3mo	$645,000	$488	70
44 Dexter St	0.21mi	3/1.5 (-1)	1,344 (+9%)	1mo	$675,000	$502	68
26 Bartholomew Ter	0.34mi	4/2.0	1,321 (+7%)	3mo	$690,000	$522	66
127 Lynn St	0.09mi	3/2.0 (-1)	1,144 (-7%)	12mo	$650,000	$568	64
11 Tuckers Ct	0.36mi	3/1.0 (-1)	1,272 (+3%)	12mo	$585,000	$460	63
30 St. Ann's Ave	0.30mi	4/2.0	1,344 (+9%)	6mo	$649,900	$484	62
3 Margaret Rd	0.39mi	3/1.5 (-1)	1,092 (-12%)	1mo	$585,000	$536	54
38 Longview Way	0.44mi	3/1.0 (-1)	1,080 (-13%)	2mo	$600,000	$556	52
5 Scenic Rd	0.68mi	3/1.0 (-1)	1,274 (+3%)	9mo	$500,000	$392	51
1 Mayfair Rd	0.62mi	3/1.0 (-1)	1,312 (+6%)	12mo	$604,000	$460	45

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -10.8%
• Equity multiple: 0.62×
• Total profit: $-40,011
• Equity at exit: $55,899

10-year hold

• IRR: -6.3%
• Equity multiple: 0.65×
• Total profit: $-36,721
• Equity at exit: $32,415

Cash invested: $104,972 (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 01960

• Rents YoY: -0.9%
• Active inventory: 40
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $3,783 high
• Mortgage (P&I): −$1,966
• Tax from tax record: −$367 /mo · $4,400/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$794
• Net cashflow: $500

Break-even live

Break-even rent $3,150

Max offer price $374,900

Occupancy floor 82%

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: $93,725
• Closing costs: $11,247
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23 Lynn St Peabody, MA	3.0	1.0	1200	$3,850	$3.21	43d	1	0.54mi
118 Foster St Unit 2 Peabody, MA	3.0	1.0	1300	$3,300	$2.54	12d	1	1.24mi
12 Parsons St Unit 2 Peabody, MA	3.0	1.0	1500	$3,000	$2.00	24d	1	1.26mi
30 Clement Ave Unit 2 Peabody, MA	4.0	1.0	1100	$3,700	$3.36	43d	1	1.33mi
3 Verdon St Salem, MA	3.0	1.0	1000	$3,800	$3.80	43d	1	1.37mi

Listing history 24 events

1. 2026-06-18
   days on market $374,900 Active 81 DOM
2. 2026-06-17
   days on market $374,900 Active 80 DOM
3. 2026-06-16
   days on market $374,900 Active 79 DOM
4. 2026-06-15
   days on market $374,900 Active 78 DOM
5. 2026-06-13
   days on market $374,900 Active 76 DOM
6. 2026-06-13
   days on market $374,900 Active 75 DOM
7. 2026-06-09
   days on market $374,900 Active 72 DOM
8. 2026-06-08
   days on market $374,900 Active 71 DOM
9. 2026-06-07
   days on market $374,900 Active 70 DOM
10. 2026-06-04
    days on market $374,900 Active 67 DOM
11. 2026-06-03
    days on market $374,900 Active 66 DOM
12. 2026-06-02
    days on market $374,900 Active 65 DOM
13. 2026-06-01
    statusdays on market $374,900 Active 64 DOM
14. 2026-05-31
    days on market $374,900 Price Changed 63 DOM
15. 2026-05-05
    status Under Agreement
16. 2026-04-21
    historical Contingent
17. 2026-03-06
    listed $449,950 New
18. 2004-02-27
    soldstatus $320,000 217-char remark

    Show marketing remark (217 chars)

    OH SUNDAY 10/5 FROM 1-3PM. 3-4 BEDROOM CAPE ON SIDE STREET 2 CAR DETACHED GARAGE, HARDWOOD FLOORS, NAT WOODWORK. 2ND BEDROOMS RECENTLY RENOVATED.OUTSIDE HAS RECENTLY BEEN PAINTED. MUST SEE. SHOWS GREAT!!!! WON'T LAST!

19. 2004-01-10
    historical 217-char remark

    Show marketing remark (217 chars)

    OH SUNDAY 10/5 FROM 1-3PM. 3-4 BEDROOM CAPE ON SIDE STREET 2 CAR DETACHED GARAGE, HARDWOOD FLOORS, NAT WOODWORK. 2ND BEDROOMS RECENTLY RENOVATED.OUTSIDE HAS RECENTLY BEEN PAINTED. MUST SEE. SHOWS GREAT!!!! WON'T LAST!

20. 2003-09-24
    listed $329,900 217-char remark

    Show marketing remark (217 chars)

    OH SUNDAY 10/5 FROM 1-3PM. 3-4 BEDROOM CAPE ON SIDE STREET 2 CAR DETACHED GARAGE, HARDWOOD FLOORS, NAT WOODWORK. 2ND BEDROOMS RECENTLY RENOVATED.OUTSIDE HAS RECENTLY BEEN PAINTED. MUST SEE. SHOWS GREAT!!!! WON'T LAST!

21. 2000-05-05
    soldstatus $194,000 190-char remark

    Show marketing remark (190 chars)

    3-4 BEDROOM CAPE LOCATED ON SIDE STREET. 2-CAR DETACHED GARAGE, HARDWOOD FLOORS,NATURAL WOODWORK. HOUSE NEEDS WORK AND IS SOLD AS IS. LOTS OF POTENTIAL. BUYER IS ALLOWED HOME INSPECTION.

22. 2000-05-05
    soldstatus $194,000

    Show marketing remark (190 chars)

    3-4 BEDROOM CAPE LOCATED ON SIDE STREET. 2-CAR DETACHED GARAGE, HARDWOOD FLOORS,NATURAL WOODWORK. HOUSE NEEDS WORK AND IS SOLD AS IS. LOTS OF POTENTIAL. BUYER IS ALLOWED HOME INSPECTION.

23. 2000-04-20
    historical 190-char remark

    Show marketing remark (190 chars)

    3-4 BEDROOM CAPE LOCATED ON SIDE STREET. 2-CAR DETACHED GARAGE, HARDWOOD FLOORS,NATURAL WOODWORK. HOUSE NEEDS WORK AND IS SOLD AS IS. LOTS OF POTENTIAL. BUYER IS ALLOWED HOME INSPECTION.

24. 2000-03-03
    listed $209,900 190-char remark

    Show marketing remark (190 chars)

    3-4 BEDROOM CAPE LOCATED ON SIDE STREET. 2-CAR DETACHED GARAGE, HARDWOOD FLOORS,NATURAL WOODWORK. HOUSE NEEDS WORK AND IS SOLD AS IS. LOTS OF POTENTIAL. BUYER IS ALLOWED HOME INSPECTION.

ⓘ 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: $4,400 · $367/mo
• Projected year-2 tax: $4,506 · $375/mo
• Expected delta: +$106/yr (+$9/mo · 2.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $45,398
• − Mortgage interest: −$21,000
• − Property taxes: −$4,400
• − Insurance: −$1,874
• − Repairs & maintenance: −$3,632
• − Management: −$3,632
• − Depreciation: −$10,906
• Taxable loss: −$47
• Est. tax savings @ 24.0%: +$11
• After-tax cash flow: $6,009/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: Peabody
• NCES district ID: 2509360
• Math proficiency: 29% ▼ -13.00%
• Reading proficiency: 40% ▼ -5.00%
• Median HH income: $64,022
• Composite: 31.23/100
• National rank: #6033
• State rank: #233 of 302 in MA

Livability — Peabody

• Score: 79/100
• State rank: #44
• US rank: #2070

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Peabody, MA
• County: Essex County · 632,995 people
• City population: 54,474
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 54,474
• Household income: $96,501
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 2570.0

Population outlook (Essex County) Hauer SSP2

• Today (2025): 840,920 people
• By 2030: 872,201 · +3.7%
• By 2040: 927,918 · +10.3%
• By 2050: 970,206 · +15.4%
• By 2075: 1,077,993 · +28.2%
• By 2100: 1,103,053 · +31.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 12% Two or more races 10% Black 4% Asian 2%
• Hispanic origin (detail): Puerto Rican 2% Dominican 6%
• Common ancestry: Russian 6% Lithuanian 4% Romanian 3%
• Foreign-born: 17% · Canada, China
• Languages at home: 76% English-only · Other Indo-European 11% Spanish 8% French/Haitian/Cajun 2%

Political lean MEDSL · Essex

• 2024 margin: Strong D (+20.3) · D 59.2% · R 38.9% · Other 1.9%
• 2008→2024 swing: 0.0pp no change · 2008: 20.3pp · 2024: 20.3pp
• All cycles: 2024: D+20.3 2020: D+29.1 2016: D+22.5 2012: D+16.2 2008: D+20.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -565.60%
• Current HPI: 285.9699
• Rent YoY: ▼ -0.91%
• 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

+114.4% since first listed

10 events — show timeline

• 2026-05-05 Pending — MLS PIN
• 2026-04-21 Contingent — MLS PIN
• 2026-03-06 Listed $449,950 MLS PIN
• 2004-02-27 Sold (MLS) $320,000 MLS PIN
• 2004-01-10 Listing Removed — MLS PIN
• 2003-09-24 Listed $329,900 MLS PIN
• 2000-05-05 Sold (Public Records) $194,000 Public Records
• 2000-05-05 Sold (MLS) $194,000 MLS PIN
• 2000-04-20 Listing Removed — MLS PIN
• 2000-03-03 Listed $209,900 MLS PIN

Property tax history

+4.1%/yr

Latest (2023): $4,400 · +6.7% YoY. Source: county tax records.