143 Campbell Ave · Revere, MA 02151

$875,000

6 bd · 3.0 ba · 2,337 sqft · MultiFamily public records · 48 Days on market

Built 1885 5,288 sqft lot $374/sqft · 6% above area Est $893k · at est.

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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 +29.9/30.0
• DSCR +10.0/10.0
• ARV discount +8.4/15.0
• 1% rule +7.7/10.0
• Livability +3.6/5.0
• Rent growth +3.0/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Ocean views and investment opportunity! This three-family home has a newly-renovated top floor unit with picturesque views of the Atlantic. Just three blocks from Revere Beach and its T-stop. Smart home features throughout, a major convenience for investors and homeowners, including, utility monitoring with remote access, Kwikset smart key door locks, hard wired cameras with remote access, and a smart, coinless washer and dryer (with contract). Put your mind at ease knowing that in 2018 the current owners upgraded the entire heat/hot water system with a 2018 Weil McLain Gold oil heating system and tankless hot water heater, Ever Hot 30 gallon booster tank, 2018 Beckett oil burner, recently replaced radiator vents throughout, and a new chimney flue pipe. Unit 3 is vacant, Unit 2 has a lease through April 2022 and Unit 1 is a tenant at will. Occupancy permits, rental information, washer/dryer contract and heating bill available upon request. Do not miss this incredible opportunity.

Key facts

• Decks/porches
• Multi-family
• E-payment laundry

Tags

• MULTI-FAMILY
• RENTAL INCOME
• RECENTLY RENOVATED
• HARDWOOD FLOORS
• DECKS/PORCHES
• E-PAYMENT LAUNDRY

Property features AI

Finance

• HOA & community: Community has public transportation, shopping, parks, medical facility, bike path, conservation area, highway access, public schools, and a T-Station

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: 3-family building (3 units up/down); 3 stories; Approximately built (year from public records); Has waterview
• Construction: Stone foundation; Lead paint certified treated
• Exterior features: Scenic views; Ocean view; Beach access within 0.1–0.3 miles; Public road frontage

Interior

• Bedrooms: Unit 1: 1 level; Unit 2: 1 level; Unit 3: 1 level
• Bathrooms: 3 full bathrooms
• Heating & cooling: Hot water heating; Oil heating
• Interior features: 12 total rooms; Partial basement with concrete construction

What this means for you Summary

Snapshot

• This is a 2×5bd/3.0ba + 1×2bd/1.0ba units multifamily listed at $875k.

Deal economics

• At list price, monthly cash flow is $3k ($39k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $875k).
• Recommended offer: $849k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 3.3% in Revere — 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 72/100 on livability (#122 in MA) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+, employment B+; Watch: schools D+, crime D+, amenities F.
• Revere (suburban): math 19% / reading 37% proficiency, ranked #261 of 302 in MA (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.9%/yr); 84 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 2,207 units permitted in Suffolk County in 2024 (1,961 in 5+ unit buildings).
• At $11,124/mo this rent would consume 153% of the median local household income ($87k/yr) (locally 3586% 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 $26k of value loss. Plan a longer hold.
• Suffolk County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.9% rent growth), your $245k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($849k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 26y ago; this cycle's ask has dropped $50k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $760k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1885 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 67% 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 $848,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1885 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.27% ✓
• Cap rate: 10.73%
• Cash-on-cash: 15.83%
• DSCR: 1.70
• GRM: 6.6

CMA / ARV

• ARV (median comp): $892,833
• List price: $875,000
• Delta: -2.00%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26 Curtis Rd	0.17mi	6/2.5	2,397 (+3%)	12mo	$890,000	$371	76
31 Blake St	0.10mi	5/2.5 (-1)	2,127 (-9%)	22mo	$695,000	$327	55
85 Thurlow Ave	0.67mi	6/2.0	2,029 (-13%)	19mo	$918,000	$452	27
105 Bellingham Ave	0.61mi	5/2.0 (-1)	2,001 (-14%)	15mo	$925,000	$462	26

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 · 1.91% rent growth · sell at horizon

5-year hold

• IRR: 5.5%
• Equity multiple: 1.21×
• Total profit: $51,895
• Equity at exit: $130,465

10-year hold

• IRR: 14.0%
• Equity multiple: 2.07×
• Total profit: $261,306
• Equity at exit: $75,654

Cash invested: $245,000 (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 02151

• Rents YoY: 1.9%
• Active inventory: 84
• Price-to-rent: 17.3×

Monthly cashflow live

• Estimated rent: $11,124 medium
• Mortgage (P&I): −$4,589
• Tax from tax record: −$602 /mo · $7,226/yr
• Insurance: −$365
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,336
• Net cashflow: $3,233

Break-even live

Break-even rent $7,032

Max offer price $875,000

Occupancy floor 66%

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

Units	Beds	Baths	Est. rent
▸ 2× units	5	3	$8,424
1× unit	2	1	$2,700
Total (3 units)			$11,124

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: $218,750
• Closing costs: $26,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
281 Beach St #2 Revere, MA	5.0	2.0	2000	$4,000	$2.00	44d	1	0.69mi
42 Elmwood St Revere, MA	5.0	3.0	2500	$4,950	$1.98	44d	1	1.09mi

Listing history 28 events

1. 2026-06-18
   days on market $875,000 Active 48 DOM
2. 2026-06-17
   days on market $875,000 Active 47 DOM
3. 2026-06-16
   statusdays on market $875,000 Active 46 DOM
4. 2026-06-15
   days on market $875,000 Price Changed 45 DOM
5. 2026-06-13
   pricestatusdays on market $875,000 Price Changed 43 DOM
6. 2026-06-09
   days on market $899,000 Active 39 DOM
7. 2026-06-08
   days on market $899,000 Active 38 DOM
8. 2026-06-07
   days on market $899,000 Active 37 DOM
9. 2026-06-04
   days on market $899,000 Active 34 DOM
10. 2026-06-03
    days on market $899,000 Active 33 DOM
11. 2026-06-02
    days on market $899,000 Active 32 DOM
12. 2026-06-01
    days on market $899,000 Active 31 DOM
13. 2026-05-31
    statusdays on market $899,000 Active 30 DOM
14. 2026-05-01
    listed $925,000 New 970-char remark
15. 2021-08-10
    soldstatus $760,000 Sold 994-char remark

    Show marketing remark (994 chars)

    Ocean views and investment opportunity! This three-family home has a newly-renovated top floor unit with picturesque views of the Atlantic. Just three blocks from Revere Beach and its T-stop. Smart home features throughout, a major convenience for investors and homeowners, including, utility monitoring with remote access, Kwikset smart key door locks, hard wired cameras with remote access, and a smart, coinless washer and dryer (with contract). Put your mind at ease knowing that in 2018 the current owners upgraded the entire heat/hot water system with a 2018 Weil McLain Gold oil heating system and tankless hot water heater, Ever Hot 30 gallon booster tank, 2018 Beckett oil burner, recently replaced radiator vents throughout, and a new chimney flue pipe. Unit 3 is vacant, Unit 2 has a lease through April 2022 and Unit 1 is a tenant at will. Occupancy permits, rental information, washer/dryer contract and heating bill available upon request. Do not miss this incredible opportunity.

16. 2021-07-05
    status Under Agreement 994-char remark

    Show marketing remark (994 chars)

    Ocean views and investment opportunity! This three-family home has a newly-renovated top floor unit with picturesque views of the Atlantic. Just three blocks from Revere Beach and its T-stop. Smart home features throughout, a major convenience for investors and homeowners, including, utility monitoring with remote access, Kwikset smart key door locks, hard wired cameras with remote access, and a smart, coinless washer and dryer (with contract). Put your mind at ease knowing that in 2018 the current owners upgraded the entire heat/hot water system with a 2018 Weil McLain Gold oil heating system and tankless hot water heater, Ever Hot 30 gallon booster tank, 2018 Beckett oil burner, recently replaced radiator vents throughout, and a new chimney flue pipe. Unit 3 is vacant, Unit 2 has a lease through April 2022 and Unit 1 is a tenant at will. Occupancy permits, rental information, washer/dryer contract and heating bill available upon request. Do not miss this incredible opportunity.

17. 2021-06-21
    historical Contingent 994-char remark

    Show marketing remark (994 chars)

    Ocean views and investment opportunity! This three-family home has a newly-renovated top floor unit with picturesque views of the Atlantic. Just three blocks from Revere Beach and its T-stop. Smart home features throughout, a major convenience for investors and homeowners, including, utility monitoring with remote access, Kwikset smart key door locks, hard wired cameras with remote access, and a smart, coinless washer and dryer (with contract). Put your mind at ease knowing that in 2018 the current owners upgraded the entire heat/hot water system with a 2018 Weil McLain Gold oil heating system and tankless hot water heater, Ever Hot 30 gallon booster tank, 2018 Beckett oil burner, recently replaced radiator vents throughout, and a new chimney flue pipe. Unit 3 is vacant, Unit 2 has a lease through April 2022 and Unit 1 is a tenant at will. Occupancy permits, rental information, washer/dryer contract and heating bill available upon request. Do not miss this incredible opportunity.

18. 2021-06-15
    listed $719,000 New 994-char remark

    Show marketing remark (994 chars)

    Ocean views and investment opportunity! This three-family home has a newly-renovated top floor unit with picturesque views of the Atlantic. Just three blocks from Revere Beach and its T-stop. Smart home features throughout, a major convenience for investors and homeowners, including, utility monitoring with remote access, Kwikset smart key door locks, hard wired cameras with remote access, and a smart, coinless washer and dryer (with contract). Put your mind at ease knowing that in 2018 the current owners upgraded the entire heat/hot water system with a 2018 Weil McLain Gold oil heating system and tankless hot water heater, Ever Hot 30 gallon booster tank, 2018 Beckett oil burner, recently replaced radiator vents throughout, and a new chimney flue pipe. Unit 3 is vacant, Unit 2 has a lease through April 2022 and Unit 1 is a tenant at will. Occupancy permits, rental information, washer/dryer contract and heating bill available upon request. Do not miss this incredible opportunity.

19. 2016-08-22
    soldstatus $420,000 Sold

    Show marketing remark (241 chars)

    OCEAN VIEW 3 FAMILY. 3 REAR PORCHES. 4 RM, 2 BEDROOM & 4 ROOMS 2 BEDROOMS & A 2 ROOM STUDIO. LARGE YARD. ALL SEPARATE NEW ELECTRICAL. HUGE YARD. CLOSE TO REVERE BEACH, REVERE BEACH TRAIN STATION. FIRST SHOWING 5/22 SUNDAY FROM 2-4 PM

20. 2016-06-18
    status Under Agreement

    Show marketing remark (241 chars)

    OCEAN VIEW 3 FAMILY. 3 REAR PORCHES. 4 RM, 2 BEDROOM & 4 ROOMS 2 BEDROOMS & A 2 ROOM STUDIO. LARGE YARD. ALL SEPARATE NEW ELECTRICAL. HUGE YARD. CLOSE TO REVERE BEACH, REVERE BEACH TRAIN STATION. FIRST SHOWING 5/22 SUNDAY FROM 2-4 PM

21. 2016-05-31
    price $439,700

    Show marketing remark (241 chars)

    OCEAN VIEW 3 FAMILY. 3 REAR PORCHES. 4 RM, 2 BEDROOM & 4 ROOMS 2 BEDROOMS & A 2 ROOM STUDIO. LARGE YARD. ALL SEPARATE NEW ELECTRICAL. HUGE YARD. CLOSE TO REVERE BEACH, REVERE BEACH TRAIN STATION. FIRST SHOWING 5/22 SUNDAY FROM 2-4 PM

22. 2016-05-31
    price $439,800

    Show marketing remark (241 chars)

    OCEAN VIEW 3 FAMILY. 3 REAR PORCHES. 4 RM, 2 BEDROOM & 4 ROOMS 2 BEDROOMS & A 2 ROOM STUDIO. LARGE YARD. ALL SEPARATE NEW ELECTRICAL. HUGE YARD. CLOSE TO REVERE BEACH, REVERE BEACH TRAIN STATION. FIRST SHOWING 5/22 SUNDAY FROM 2-4 PM

23. 2016-05-18
    listed $439,900 New

    Show marketing remark (241 chars)

    OCEAN VIEW 3 FAMILY. 3 REAR PORCHES. 4 RM, 2 BEDROOM & 4 ROOMS 2 BEDROOMS & A 2 ROOM STUDIO. LARGE YARD. ALL SEPARATE NEW ELECTRICAL. HUGE YARD. CLOSE TO REVERE BEACH, REVERE BEACH TRAIN STATION. FIRST SHOWING 5/22 SUNDAY FROM 2-4 PM

24. 2000-09-29
    soldstatus $150,100
25. 2000-09-29
    soldstatus $150,100
26. 2000-08-15
    historical
27. 2000-07-17
    listed $155,000
28. 1994-08-01
    soldstatus $57,000

ⓘ 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: $7,226 · $602/mo
• Projected year-2 tax: $8,994 · $750/mo
• Expected delta: +$1,768/yr (+$147/mo · 24.5%)

ⓘ 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 6/10 Major 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $133,488
• − Mortgage interest: −$49,014
• − Property taxes: −$7,226
• − Insurance: −$4,375
• − Repairs & maintenance: −$10,679
• − Management: −$10,679
• − Depreciation: −$25,455
• Taxable income: $26,061
• Est. tax owed @ 24.0%: −$6,255
• After-tax cash flow: $32,537/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: Revere
• NCES district ID: 2510050
• Math proficiency: 19% ▼ -25.00%
• Reading proficiency: 37% ▼ -11.00%
• Median HH income: $51,159
• Composite: 24.59/100
• National rank: #7637
• State rank: #261 of 302 in MA

Livability — Revere

• Score: 72/100
• State rank: #122
• US rank: #6460

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Revere, MA
• County: Suffolk County · 777,335 people
• City population: 60,012
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 60,012
• Household income: $86,969
• Rent vs Own: 54.4% rent · 45.6% own
• Severe rent burden: 3586.0

Population outlook (Suffolk County) Hauer SSP2

• Today (2025): 915,464 people
• By 2030: 983,798 · +7.5%
• By 2040: 1,119,602 · +22.3%
• By 2050: 1,255,187 · +37.1%
• By 2075: 1,534,434 · +67.6%
• By 2100: 1,748,505 · +91.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 48% Hispanic / Latino 39% Two or more races 21% Black 4% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Dominican 2%
• Common ancestry: Estonian 4% Romanian 2% Russian 2%
• Foreign-born: 44% · Canada, Jamaica, China
• Languages at home: 43% English-only · Spanish 35% Other Indo-European 11% Arabic 4%

Political lean MEDSL · Suffolk

• 2024 margin: Solid D (+52.5) · D 74.8% · R 22.4% · Other 2.8%
• 2008→2024 swing: -3.2pp toward R · 2008: 55.7pp · 2024: 52.5pp
• All cycles: 2024: D+52.5 2020: D+63.2 2016: D+63.0 2012: D+56.7 2008: D+55.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -285.62%
• Current HPI: 358.7286
• Rent YoY: ▲ 1.91%
• 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

+1435.1% since first listed

17 events — show timeline

• 2026-06-12 Price Changed $875,000 MLS PIN
• 2026-05-27 Price Changed $899,000 MLS PIN
• 2026-05-01 Listed $925,000 MLS PIN
• 2021-08-10 Sold (MLS) $760,000 MLS PIN
• 2021-07-05 Pending — MLS PIN
• 2021-06-21 Contingent — MLS PIN
• 2021-06-15 Listed $719,000 MLS PIN
• 2016-08-22 Sold (MLS) $420,000 MLS PIN
• 2016-06-18 Pending — MLS PIN
• 2016-05-31 Price Changed $439,700 MLS PIN
• 2016-05-31 Price Changed $439,800 MLS PIN
• 2016-05-18 Listed $439,900 MLS PIN
• 2000-09-29 Sold (Public Records) $150,100 Public Records
• 2000-09-29 Sold (MLS) $150,100 MLS PIN
• 2000-08-15 Listing Removed — MLS PIN
• 2000-07-17 Listed $155,000 MLS PIN
• 1994-08-01 Sold (Public Records) $57,000 Public Records

Property tax history

+3.4%/yr

Latest (2023): $7,226 · +0.5% YoY. Source: county tax records.