51 Stoughton St · Quincy, MA 02169

$1,900,000

9 bd · 6.0 ba · 3,504 sqft · MultiFamily public records · 155 Days on market

Built 1980 7,216 sqft lot $542/sqft · 119% above area Est $1297k · 47% over

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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 +25.9/30.0
• DSCR +8.7/10.0
• 1% rule +5.9/10.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 6 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Reintroduced at an adjusted price, 51 Stoughton Street presents a compelling opportunity to acquire a well-maintained 6-unit multifamily property in the heart of Houghs Neck. Located on a quiet residential street, this asset offers immediate rental income with meaningful long-term upside, appealing to both investors and owner-occupants. The solidly built property features six spacious units with a desirable mix of one- and two-bedroom layouts. Each apartment offers strong natural light and functional floor plans, with several units updated with modern finishes. Additional value-add potential remains through future improvements and rent optimization. The sale includes two additional adjacent lots, adding flexibility and long-term optionality. This is an excellent opportunity to acquire a cash-flowing asset at a repositioned price point, well suited for portfolio expansion, long-term hold strategies, or 1031 exchange consideration. A strong combination of income, location, and upside.

Key facts

• Multifamily property
• Natural light
• Spacious units

Tags

• MULTIFAMILY PROPERTY
• QUIET RESIDENTIAL STREET
• IMMEDIATE RENTAL INCOME
• SPACIOUS UNITS
• NATURAL LIGHT
• FUNCTIONAL FLOOR PLANS

What this means for you Summary

Snapshot

• This is a 6 × 10-bed/6.0-bath units multifamily listed at $1.90M.

Deal economics

• At list price, monthly cash flow is $4k ($51k/yr) — positive. Per door: $704/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($21k rent vs $1.90M).
• Recommended offer: $1.67M (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 2.4% in Quincy — 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 81/100 on livability (#31 in MA, #1,460 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: cost of living F.
• Quincy (suburban): math 39% / reading 49% proficiency, ranked #168 of 302 in MA (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.7%/yr); 109 active listings in the ZIP; solid renter incomes; 958 units permitted in Norfolk County in 2024 (305 in 5+ unit buildings).
• At $20,798/mo this rent would consume 259% of the median local household income ($96k/yr) (locally 3560% 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 $13k of loan paydown is wiped out by about $57k of value loss. Plan a longer hold.
• Norfolk County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($1.67M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major wind risk, 77% 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 $1,672,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 12% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.09% ✓
• Cap rate: 9.25%
• Cash-on-cash: 10.57%
• DSCR: 1.47
• GRM: 7.6

CMA / ARV

• ARV (median comp): $1,296,613
• List price: $1,900,000
• Delta: 46.54%
• Verdict: OVERPRICED
• Comps: 5 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.72% rent growth · sell at horizon

5-year hold

• IRR: -2.2%
• Equity multiple: 0.92×
• Total profit: $-44,791
• Equity at exit: $283,296

10-year hold

• IRR: 7.1%
• Equity multiple: 1.53×
• Total profit: $282,742
• Equity at exit: $164,277

Cash invested: $532,000 (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 02169

• Rents YoY: 2.7%
• Active inventory: 109
• Price-to-rent: 45.7×

Monthly cashflow live

• Estimated rent: $20,798 medium
• Mortgage (P&I): −$9,964
• Tax from tax record: −$988 /mo · $11,856/yr
• Insurance: −$792
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,368
• Net cashflow: $4,227

Break-even live

Break-even rent $15,448

Max offer price $1,900,000

Occupancy floor 75%

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

Units	Beds	Baths	Est. rent
▸ 6× units	10	6	$20,796
Total (6 units)			$20,798

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: $475,000
• Closing costs: $57,000
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $1,900,000 Active 155 DOM
2. 2026-06-17
   days on market $1,900,000 Active 154 DOM
3. 2026-06-16
   days on market $1,900,000 Active 153 DOM
4. 2026-06-15
   days on market $1,900,000 Active 152 DOM
5. 2026-06-13
   days on market $1,900,000 Active 150 DOM
6. 2026-06-09
   days on market $1,900,000 Active 146 DOM
7. 2026-06-08
   days on market $1,900,000 Active 145 DOM
8. 2026-06-07
   days on market $1,900,000 Active 144 DOM
9. 2026-06-04
   days on market $1,900,000 Active 141 DOM
10. 2026-06-03
    days on market $1,900,000 Active 140 DOM
11. 2026-06-02
    days on market $1,900,000 Active 139 DOM
12. 2026-06-01
    days on market $1,900,000 Active 138 DOM
13. 2026-05-31
    days on market $1,900,000 Active 137 DOM
14. 2026-01-14
    listed $1,900,000 New 997-char remark

    Show marketing remark (997 chars)

    Reintroduced at an adjusted price, 51 Stoughton Street presents a compelling opportunity to acquire a well-maintained 6-unit multifamily property in the heart of Houghs Neck. Located on a quiet residential street, this asset offers immediate rental income with meaningful long-term upside, appealing to both investors and owner-occupants. The solidly built property features six spacious units with a desirable mix of one- and two-bedroom layouts. Each apartment offers strong natural light and functional floor plans, with several units updated with modern finishes. Additional value-add potential remains through future improvements and rent optimization. The sale includes two additional adjacent lots, adding flexibility and long-term optionality. This is an excellent opportunity to acquire a cash-flowing asset at a repositioned price point, well suited for portfolio expansion, long-term hold strategies, or 1031 exchange consideration. A strong combination of income, location, and upside.

ⓘ 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: $11,856 · $988/mo
• Projected year-2 tax: $17,613 · $1,468/mo
• Expected delta: +$5,757/yr (+$480/mo · 48.6%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% 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: $249,576
• − Mortgage interest: −$106,430
• − Property taxes: −$11,856
• − Insurance: −$15,025
• − Repairs & maintenance: −$19,966
• − Management: −$19,966
• − Depreciation: −$55,273
• Taxable income: $21,061
• Est. tax owed @ 24.0%: −$5,055
• After-tax cash flow: $45,664/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: Quincy
• NCES district ID: 2509870
• Math proficiency: 39% ▼ -15.00%
• Reading proficiency: 49% ▼ -12.00%
• Median HH income: $63,613
• Composite: 39.08/100
• National rank: #4047
• State rank: #168 of 302 in MA

Livability — Quincy

• Score: 81/100
• State rank: #31
• US rank: #1460

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Quincy, MA
• County: Norfolk County · 644,082 people
• City population: 101,966
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 62,993
• Household income: $96,290
• Rent vs Own: 59.0% rent · 41.0% own
• Severe rent burden: 3560.0

Population outlook (Norfolk County) Hauer SSP2

• Today (2025): 737,259 people
• By 2030: 755,213 · +2.4%
• By 2040: 786,961 · +6.7%
• By 2050: 813,019 · +10.3%
• By 2075: 861,214 · +16.8%
• By 2100: 845,063 · +14.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 55% Asian 24% Two or more races 8% Black 8% Hispanic / Latino 7%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 2% Lithuanian 2% Italian 1%
• Foreign-born: 31% · China, Canada, Vietnam
• Languages at home: 64% English-only · Chinese 10% Other Indo-European 8% Spanish 4%

Political lean MEDSL · Norfolk

• 2024 margin: Strong D (+28.8) · D 63.3% · R 34.6% · Other 2.1%
• 2008→2024 swing: +10.2pp toward D · 2008: 18.5pp · 2024: 28.8pp
• All cycles: 2024: D+28.8 2020: D+36.3 2016: D+27.9 2012: D+16.1 2008: D+18.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -627.09%
• Current HPI: 313.1397
• Rent YoY: ▲ 2.72%
• 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

1 event — show timeline

• 2026-01-14 Listed $1,900,000 MLS PIN

Property tax history

+1.8%/yr

Latest (2023): $11,856 · +5.9% YoY. Source: county tax records.