12-14 E Main St · Orange, MA 01364

$1,400,000

117 bd · 76.5 ba · 12,912 sqft · MultiFamily · 200 Days on market

Built 1900 7,057 sqft lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• 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 (5+ Unit). Listing-text estimate: 9 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

This is a great mixed-use building housing 2 commercial units and 7 residential units, right in the center of Orange. Fully occupied at market rents. Rent includes heat and h/w for residential units, commercial pay their own. Residential are 6 2BR units and 1 1BR unit. Four of the 7 residential units have private covered porches. Two massive basements could hold potential for some additional income, with back-of-building access. Onsite coin-op laundry. Fire panel. Nicely maintained inside and out. A must-add for any investor looking to expand his/her Orange-area portfolio, or someone looking to start investing in this great community!

Key facts

• Residential units
• Mixed-use building
• Commercial units

Tags

• MIXED-USE BUILDING
• COMMERCIAL UNITS
• RESIDENTIAL UNITS
• SOLID BRICK EXTERIOR
• RUBBER ROOF
• COIN-OP LAUNDRY

Property features AI

Finance

• HOA & community: No senior community; Nearby amenities include public transportation, park, walk/jog trails, medical facility, laundromat, bike path, highway access, house of worship, public school

Exterior

• Parking: Off-street shared driveway parking; 10 parking spaces; Open parking available
• Utilities: Public water; Public sewer; Electric service for range and dryer
• Home design: 5–9 family building; 3 stories
• Construction: Brick construction; Brick/mortar foundation; Rubber roof; Approximate year built (public records)
• Exterior features: Covered patio/porch; City views; Cleared, level lot; Paved public road frontage on a publicly maintained road

Interior

• Flooring: Carpet; Laminate
• Bathrooms: 8 full bathrooms; 1 half bathroom
• Interior features: 26 total rooms; Full concrete basement
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric range hookup

What this means for you Summary

Snapshot

• This is a 9 × 13-bed/?-bath units multifamily listed at $1.40M.

Deal economics

• At list price, monthly cash flow is $6k ($69k/yr) — positive. Per door: $638/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($20k rent vs $1.40M).
• Recommended offer: $1.23M (12.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 4.2% in Orange — 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 63/100 on livability (#197 in MA) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A-; Watch: employment C-, health & safety D, amenities F.
• Ralph C Mahar (town): math 24% / reading 35% proficiency, ranked #258 of 302 in MA (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Dexter Park (math 11% / reading 24%, grade F, #811 of 938 statewide, top 87%, 294 students, 0% FRL); Ralph C Mahar Regional (math 24% / reading 35%, grade F, #270 of 343 statewide, top 80%, 523 students, 0% FRL) — zoned schools average 0% FRL vs 41% district-wide (41 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 23 active listings in the ZIP; 89 units permitted in Franklin County in 2024 (22 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $10k of loan paydown is wiped out by about $42k of value loss. Plan a longer hold.
• Franklin County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $392k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 200 days — a 12% lower offer ($1.23M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y 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 $800k; list at $1.40M implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1,232,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 200 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. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.39% ✓
• Cap rate: 11.22%
• Cash-on-cash: 17.58%
• DSCR: 1.78
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 9.0%
• Equity multiple: 1.36×
• Total profit: $139,281
• Equity at exit: $208,745

10-year hold

• IRR: 18.2%
• Equity multiple: 2.51×
• Total profit: $593,567
• Equity at exit: $121,046

Cash invested: $392,000 (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 01364

• Home prices YoY: -19.2%
• Active inventory: 23
• Price-to-rent: 53.8×

Monthly cashflow live

• Estimated rent: $19,518 medium
• Mortgage (P&I): −$7,342
• Tax est. 1.5%: −$1,750 /mo · $21,000/yr
• Insurance: −$583
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,099
• Net cashflow: $5,744

Break-even live

Break-even rent $12,247

Max offer price $1,400,000

Occupancy floor 66%

Sensitivity live

Price	-10% $6,712	-5% $6,228	+0% $5,744	+5% $5,260	+10% $4,777
Rent	-10% $4,202	-5% $4,973	+0% $5,744	+5% $6,515	+10% $7,286
Rate	-1.0pp $6,449	-0.5pp $6,100	base $5,744	+0.5pp $5,381	+1.0pp $5,012

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

Units	Beds	Baths	Est. rent
▸ 9× units	13	—	$19,521
Total (9 units)			$19,518

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: $350,000
• Closing costs: $42,000
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $1,400,000 Active 200 DOM
2. 2026-06-21
   days on market $1,400,000 Active 199 DOM
3. 2026-06-18
   days on market $1,400,000 Active 197 DOM
4. 2026-06-17
   days on market $1,400,000 Active 196 DOM
5. 2026-06-16
   days on market $1,400,000 Active 195 DOM
6. 2026-06-15
   days on market $1,400,000 Active 194 DOM
7. 2026-06-13
   days on market $1,400,000 Active 192 DOM
8. 2026-06-12
   days on market $1,400,000 Active 191 DOM
9. 2026-06-10
   days on market $1,400,000 Active 189 DOM
10. 2026-06-09
    days on market $1,400,000 Active 188 DOM
11. 2026-06-08
    days on market $1,400,000 Active 187 DOM
12. 2026-06-07
    days on market $1,400,000 Active 186 DOM
13. 2026-06-07
    days on market $1,400,000 Active 185 DOM
14. 2026-06-03
    days on market $1,400,000 Active 182 DOM
15. 2026-06-02
    days on market $1,400,000 Active 181 DOM
16. 2026-06-01
    days on market $1,400,000 Active 180 DOM
17. 2026-05-31
    days on market $1,400,000 Active 179 DOM
18. 2026-05-30
    days on market $1,400,000 Active 178 DOM
19. 2025-12-03
    listed $1,400,000 New
20. 2024-05-16
    soldstatus $800,000 Sold 649-char remark

    Show marketing remark (649 chars)

    This is a great mixed-use building housing 2 commercial units and 7 residential units, right in the center of Orange. Fully occupied at market rents. Rent includes heat and h/w for residential units, commercial pay their own. Residential are 6 2BR units and 1 1BR unit. Four of the 7 residential units have private covered porches. Two massive basements could hold potential for some additional income, with back-of-building access. Onsite coin-op laundry. Fire panel. Nicely maintained inside and out. A must-add for any investor looking to expand his/her Orange-area portfolio, or someone looking to start investing in this great community!

21. 2024-03-07
    status Under Agreement 649-char remark

    Show marketing remark (649 chars)

    This is a great mixed-use building housing 2 commercial units and 7 residential units, right in the center of Orange. Fully occupied at market rents. Rent includes heat and h/w for residential units, commercial pay their own. Residential are 6 2BR units and 1 1BR unit. Four of the 7 residential units have private covered porches. Two massive basements could hold potential for some additional income, with back-of-building access. Onsite coin-op laundry. Fire panel. Nicely maintained inside and out. A must-add for any investor looking to expand his/her Orange-area portfolio, or someone looking to start investing in this great community!

22. 2024-03-01
    historical Contingent 649-char remark

    Show marketing remark (649 chars)

    This is a great mixed-use building housing 2 commercial units and 7 residential units, right in the center of Orange. Fully occupied at market rents. Rent includes heat and h/w for residential units, commercial pay their own. Residential are 6 2BR units and 1 1BR unit. Four of the 7 residential units have private covered porches. Two massive basements could hold potential for some additional income, with back-of-building access. Onsite coin-op laundry. Fire panel. Nicely maintained inside and out. A must-add for any investor looking to expand his/her Orange-area portfolio, or someone looking to start investing in this great community!

23. 2024-02-19
    listed $769,000 New 649-char remark

    Show marketing remark (649 chars)

    This is a great mixed-use building housing 2 commercial units and 7 residential units, right in the center of Orange. Fully occupied at market rents. Rent includes heat and h/w for residential units, commercial pay their own. Residential are 6 2BR units and 1 1BR unit. Four of the 7 residential units have private covered porches. Two massive basements could hold potential for some additional income, with back-of-building access. Onsite coin-op laundry. Fire panel. Nicely maintained inside and out. A must-add for any investor looking to expand his/her Orange-area portfolio, or someone looking to start investing in this great community!

24. 2004-01-13
    soldstatus $341,700 216-char remark

    Show marketing remark (216 chars)

    60+K GROSS, 34+K NET, GUTTED IN '86-GOVERNMENT REHAB COMPLETELY NEW FIRE CODE SHEET ROCK, PLUMBING, WIRING,HEAT,ROOF,WINDOWS. IN '02 NEW APPLIANCES, CARPET, AND PAINT. 2 STREET LEVEL RETAIL SPACES FULLY RENTED. GROSS

25. 2003-04-21
    listed $349,900 216-char remark

    Show marketing remark (216 chars)

    60+K GROSS, 34+K NET, GUTTED IN '86-GOVERNMENT REHAB COMPLETELY NEW FIRE CODE SHEET ROCK, PLUMBING, WIRING,HEAT,ROOF,WINDOWS. IN '02 NEW APPLIANCES, CARPET, AND PAINT. 2 STREET LEVEL RETAIL SPACES FULLY RENTED. GROSS

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $234,216
• − Mortgage interest: −$78,422
• − Property taxes: −$21,000
• − Insurance: −$7,000
• − Repairs & maintenance: −$18,737
• − Management: −$18,737
• − Depreciation: −$40,727
• Taxable income: $49,592
• Est. tax owed @ 24.0%: −$11,902
• After-tax cash flow: $57,027/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: Ralph C Mahar
• NCES district ID: 2509900
• Math proficiency: 24% ▼ -16.00%
• Reading proficiency: 35% ▼ -12.00%
• Median HH income: $42,609
• Composite: 25.05/100
• National rank: #7544
• State rank: #258 of 302 in MA

Livability — Orange

• Score: 63/100
• State rank: #197
• US rank: #15360

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Orange, MA
• City population: 7,668
• Population (ZIP): 7,668

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 68,566 people
• By 2030: 66,543 · -3.0%
• By 2040: 60,766 · -11.4%
• By 2050: 54,971 · -19.8%
• By 2075: 42,642 · -37.8%
• By 2100: 31,861 · -53.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 7% Hispanic / Latino 7%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Lithuanian 12% Romanian 4% Italian 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Franklin

• 2024 margin: Solid D (+37.8) · D 67.3% · R 29.6% · Other 3.1%
• 2008→2024 swing: -9.9pp toward R · 2008: 47.7pp · 2024: 37.8pp
• All cycles: 2024: D+37.8 2020: D+44.4 2016: D+37.0 2012: D+47.0 2008: D+47.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -65.40%
• Current HPI: 274.2531
• Rent YoY: —
• Metro: —
• 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

+300.1% since first listed

7 events — show timeline

• 2025-12-03 Listed $1,400,000 MLS PIN
• 2024-05-16 Sold (MLS) $800,000 MLS PIN
• 2024-03-07 Pending — MLS PIN
• 2024-03-01 Contingent — MLS PIN
• 2024-02-19 Listed $769,000 MLS PIN
• 2004-01-13 Sold (MLS) $341,700 MLS PIN
• 2003-04-21 Listed $349,900 MLS PIN