7 Victoria Ave · Rutland, MA 01543

$325,000

2 bd · 1.0 ba · 1,151 sqft · SingleFamily public records · 122 Days on market

Built 1920 10,454 sqft lot $282/sqft · 9% above area Est $298k · 9% over

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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).

• Cash flow +16.0/30.0
• Schools +5.0/10.0
• DSCR +4.9/10.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• ARV discount +3.5/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.7/10.0

Listing remarks MLS

Listing is Withdrawn temporarily to fix porch roof that collapsed from weight of snow. Very motivated seller! Home needs updating. Contractors, Investors and Handyman this is the time to pull your sleeves up and bring this waterview home back to its prior glory! There is plenty of sweat equity to gain in this home. You can enjoy this peaceful retreat in this picturesque pond community in Rutland! This 2-bedroom, 1-bath bungalow-style cottage is nestled on a level, landscaped lot with mature plantings, garden space, and plenty of outdoor room to relax or play. Step inside to a spacious living room anchored by a wood stove—perfect for chilly New England evenings. The flexible main level includes a bright bonus room that can be used as an additional bedroom/home office. Additional features include a carport, Multi-room shed, fire pit, easy access to beachfront pond recreation—swimming, fishing, and more.

Key facts

• Wood stove
• Bonus room
• Landscaped lot

Tags

• LANDSCAPED LOT
• GARDEN SPACE
• OUTDOOR ROOM
• WOOD STOVE
• BONUS ROOM
• SCREENED PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $158 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $283k (13.0% below list).
• Recommended offer: $283k (13.0% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 2.1% in Rutland — 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 75/100 on livability (#69 in MA, #3,818 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: amenities F, commute F, cost of living D-.
• Wachusett (rural): math 47% / reading 60% proficiency, ranked #84 of 302 in MA (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 8% free/reduced lunch — higher-income household profile.
• Zoned schools: Wachusett Regional High (math 75% / reading 82%, grade A-, #49 of 343 statewide, top 14%, 1,930 students, 0% FRL).
• Zoned-school proficiency averages 78% at this address vs 54% district-wide (+25 pts) — the actual schools serving this property are materially stronger than the Wachusett average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 40 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 26y ago; this cycle's ask is 8% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $242k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• 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 $282,895 (13.0% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.87% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.09%
• DSCR: 1.09
• GRM: 9.6

CMA / ARV

• ARV (median comp): $298,250
• List price: $325,000
• Delta: 8.97%
• Verdict: FAIR
• Comps: 19 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Kosta Ave	0.15mi	1/1.0 (-1)	1,096 (-5%)	10mo	$240,000	$219	71
4 Stevens Way	0.02mi	2/1.0	996 (-14%)	6mo	$242,900	$244	71
4 Wilson Way	0.19mi	2/1.0	1,320 (+15%)	4mo	$357,000	$270	64
7 Dakota Trl	0.62mi	2/1.5	986 (-14%)	19mo	$400,000	$406	29

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.0%
• Equity multiple: 0.53×
• Total profit: $-42,639
• Equity at exit: $48,459

10-year hold

• IRR: -4.1%
• Equity multiple: 0.73×
• Total profit: $-24,391
• Equity at exit: $28,100

Cash invested: $91,000 (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 01543

• Home prices YoY: -1.7%
• Active inventory: 40
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,829 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$237 /mo · $2,841/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$594
• Net cashflow: $158

Break-even live

Break-even rent $2,628

Max offer price $325,000

Occupancy floor 89%

Sensitivity live

Price	-10% $342	-5% $250	+0% $158	+5% $66	+10% $-26
Rent	-10% $-65	-5% $47	+0% $158	+5% $270	+10% $382
Rate	-1.0pp $322	-0.5pp $241	base $158	+0.5pp $74	+1.0pp $-12

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
264 Richards Ave Unit 1 Paxton, MA	3.0	1.0	1210	$3,500	$2.89	15d	1	1.10mi
176 Maple Ave Unit 2-1 Rutland, MA	2.0	1.0	707	$1,600	$2.26	16d	1	1.30mi

Listing history 29 events

1. 2026-06-21
   days on market $325,000 Active 122 DOM
2. 2026-06-18
   days on market $325,000 Active 119 DOM
3. 2026-06-17
   days on market $325,000 Active 118 DOM
4. 2026-06-16
   days on market $325,000 Active 117 DOM
5. 2026-06-15
   days on market $325,000 Active 116 DOM
6. 2026-06-14
   days on market $325,000 Active 114 DOM
7. 2026-06-13
   days on market $325,000 Active 113 DOM
8. 2026-06-10
   days on market $325,000 Active 111 DOM
9. 2026-06-09
   days on market $325,000 Active 110 DOM
10. 2026-06-08
    days on market $325,000 Active 109 DOM
11. 2026-06-07
    days on market $325,000 Active 108 DOM
12. 2026-06-03
    days on market $325,000 Active 104 DOM
13. 2026-06-02
    days on market $325,000 Active 103 DOM
14. 2026-06-01
    days on market $325,000 Active 102 DOM
15. 2026-05-31
    days on market $325,000 Active 101 DOM
16. 2026-05-31
    days on market $325,000 Active 100 DOM
17. 2026-05-08
    status Back On Market 927-char remark

    Show marketing remark (927 chars)

    Listing is Withdrawn temporarily to fix porch roof that collapsed from weight of snow. Very motivated seller! Home needs updating. Contractors, Investors and Handyman this is the time to pull your sleeves up and bring this waterview home back to its prior glory! There is plenty of sweat equity to gain in this home. You can enjoy this peaceful retreat in this picturesque pond community in Rutland! This 2-bedroom, 1-bath bungalow-style cottage is nestled on a level, landscaped lot with mature plantings, garden space, and plenty of outdoor room to relax or play. Step inside to a spacious living room anchored by a wood stove—perfect for chilly New England evenings. The flexible main level includes a bright bonus room that can be used as an additional bedroom/home office. Additional features include a carport, Multi-room shed, fire pit, easy access to beachfront pond recreation—swimming, fishing, and more.

18. 2026-03-21
    price $325,000 927-char remark

    Show marketing remark (927 chars)

    Listing is Withdrawn temporarily to fix porch roof that collapsed from weight of snow. Very motivated seller! Home needs updating. Contractors, Investors and Handyman this is the time to pull your sleeves up and bring this waterview home back to its prior glory! There is plenty of sweat equity to gain in this home. You can enjoy this peaceful retreat in this picturesque pond community in Rutland! This 2-bedroom, 1-bath bungalow-style cottage is nestled on a level, landscaped lot with mature plantings, garden space, and plenty of outdoor room to relax or play. Step inside to a spacious living room anchored by a wood stove—perfect for chilly New England evenings. The flexible main level includes a bright bonus room that can be used as an additional bedroom/home office. Additional features include a carport, Multi-room shed, fire pit, easy access to beachfront pond recreation—swimming, fishing, and more.

19. 2026-03-21
    historical 927-char remark

    Show marketing remark (927 chars)

    Listing is Withdrawn temporarily to fix porch roof that collapsed from weight of snow. Very motivated seller! Home needs updating. Contractors, Investors and Handyman this is the time to pull your sleeves up and bring this waterview home back to its prior glory! There is plenty of sweat equity to gain in this home. You can enjoy this peaceful retreat in this picturesque pond community in Rutland! This 2-bedroom, 1-bath bungalow-style cottage is nestled on a level, landscaped lot with mature plantings, garden space, and plenty of outdoor room to relax or play. Step inside to a spacious living room anchored by a wood stove—perfect for chilly New England evenings. The flexible main level includes a bright bonus room that can be used as an additional bedroom/home office. Additional features include a carport, Multi-room shed, fire pit, easy access to beachfront pond recreation—swimming, fishing, and more.

20. 2026-03-13
    price $274,000 927-char remark

    Show marketing remark (927 chars)

    Listing is Withdrawn temporarily to fix porch roof that collapsed from weight of snow. Very motivated seller! Home needs updating. Contractors, Investors and Handyman this is the time to pull your sleeves up and bring this waterview home back to its prior glory! There is plenty of sweat equity to gain in this home. You can enjoy this peaceful retreat in this picturesque pond community in Rutland! This 2-bedroom, 1-bath bungalow-style cottage is nestled on a level, landscaped lot with mature plantings, garden space, and plenty of outdoor room to relax or play. Step inside to a spacious living room anchored by a wood stove—perfect for chilly New England evenings. The flexible main level includes a bright bonus room that can be used as an additional bedroom/home office. Additional features include a carport, Multi-room shed, fire pit, easy access to beachfront pond recreation—swimming, fishing, and more.

21. 2026-02-18
    price $289,000 927-char remark

    Show marketing remark (927 chars)

    Listing is Withdrawn temporarily to fix porch roof that collapsed from weight of snow. Very motivated seller! Home needs updating. Contractors, Investors and Handyman this is the time to pull your sleeves up and bring this waterview home back to its prior glory! There is plenty of sweat equity to gain in this home. You can enjoy this peaceful retreat in this picturesque pond community in Rutland! This 2-bedroom, 1-bath bungalow-style cottage is nestled on a level, landscaped lot with mature plantings, garden space, and plenty of outdoor room to relax or play. Step inside to a spacious living room anchored by a wood stove—perfect for chilly New England evenings. The flexible main level includes a bright bonus room that can be used as an additional bedroom/home office. Additional features include a carport, Multi-room shed, fire pit, easy access to beachfront pond recreation—swimming, fishing, and more.

22. 2026-01-02
    listed $299,900 New 927-char remark

    Show marketing remark (927 chars)

    Listing is Withdrawn temporarily to fix porch roof that collapsed from weight of snow. Very motivated seller! Home needs updating. Contractors, Investors and Handyman this is the time to pull your sleeves up and bring this waterview home back to its prior glory! There is plenty of sweat equity to gain in this home. You can enjoy this peaceful retreat in this picturesque pond community in Rutland! This 2-bedroom, 1-bath bungalow-style cottage is nestled on a level, landscaped lot with mature plantings, garden space, and plenty of outdoor room to relax or play. Step inside to a spacious living room anchored by a wood stove—perfect for chilly New England evenings. The flexible main level includes a bright bonus room that can be used as an additional bedroom/home office. Additional features include a carport, Multi-room shed, fire pit, easy access to beachfront pond recreation—swimming, fishing, and more.

23. 2020-08-21
    soldstatus $242,217 Sold 870-char remark

    Show marketing remark (870 chars)

    Always dreamed of owning a home near the water? Well here it is. Why rent when you can own! Welcome to this well maintained 2 bedroom home that is within walking distance of Turkey Hill Pond with a private beach. Great for fishing, swimming and boating. Your first floor has a large family room with wood burning stove, dining room, Master bedroom, full bath and a kitchen full of cabinets . Upstairs is an additional bedroom. Enjoy the summer breeze on your screened porch or step outside to sit and enjoy your beautifully maintained yard. In addition there is a large shed for extra storage and a car port to protect your car during winter or rainy days. This home comes with a fully paid membership to the community’s public water and private beach company. First Showings at Open House Saturday 11:00-1:00pm. One group will be let in at a time with masks.

24. 2020-06-29
    status Under Agreement 870-char remark

    Show marketing remark (870 chars)

    Always dreamed of owning a home near the water? Well here it is. Why rent when you can own! Welcome to this well maintained 2 bedroom home that is within walking distance of Turkey Hill Pond with a private beach. Great for fishing, swimming and boating. Your first floor has a large family room with wood burning stove, dining room, Master bedroom, full bath and a kitchen full of cabinets . Upstairs is an additional bedroom. Enjoy the summer breeze on your screened porch or step outside to sit and enjoy your beautifully maintained yard. In addition there is a large shed for extra storage and a car port to protect your car during winter or rainy days. This home comes with a fully paid membership to the community’s public water and private beach company. First Showings at Open House Saturday 11:00-1:00pm. One group will be let in at a time with masks.

25. 2020-06-25
    listed $229,717 New 870-char remark

    Show marketing remark (870 chars)

    Always dreamed of owning a home near the water? Well here it is. Why rent when you can own! Welcome to this well maintained 2 bedroom home that is within walking distance of Turkey Hill Pond with a private beach. Great for fishing, swimming and boating. Your first floor has a large family room with wood burning stove, dining room, Master bedroom, full bath and a kitchen full of cabinets . Upstairs is an additional bedroom. Enjoy the summer breeze on your screened porch or step outside to sit and enjoy your beautifully maintained yard. In addition there is a large shed for extra storage and a car port to protect your car during winter or rainy days. This home comes with a fully paid membership to the community’s public water and private beach company. First Showings at Open House Saturday 11:00-1:00pm. One group will be let in at a time with masks.

26. 2005-11-15
    soldstatus $159,500
27. 2000-06-23
    soldstatus $15,000
28. 2000-06-01
    historical
29. 2000-01-27
    listed $29,900

ⓘ 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: $2,841 · $237/mo
• Projected year-2 tax: $3,419 · $285/mo
• Expected delta: +$578/yr (+$48/mo · 20.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 16 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,947
• − Mortgage interest: −$18,205
• − Property taxes: −$2,841
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,716
• − Management: −$2,716
• − Depreciation: −$9,455
• Taxable loss: −$3,610
• Est. tax savings @ 24.0%: +$866
• After-tax cash flow: $2,767/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: Wachusett
• NCES district ID: 2511880
• Math proficiency: 47% ▼ -19.00%
• Reading proficiency: 60% ▼ -9.00%
• Median HH income: $96,383
• Composite: 50.07/100
• National rank: #1910
• State rank: #84 of 302 in MA

Livability — Rutland

• Score: 75/100
• State rank: #69
• US rank: #3818

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,202

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 4% Two or more races 3% Asian 2%
• Common ancestry: Lithuanian 8% Romanian 4% Serbian 2%
• Foreign-born: 5% · Canada, Vietnam, Jamaica
• Languages at home: 94% English-only · Vietnamese 2% Spanish 2% Other Indo-European 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: ▼ -6.50%
• Current HPI: 367.8512
• 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

+987.0% since first listed

13 events — show timeline

• 2026-05-08 Relisted — MLS PIN
• 2026-03-21 Listing Removed — MLS PIN
• 2026-03-21 Price Changed $325,000 MLS PIN
• 2026-03-13 Price Changed $274,000 MLS PIN
• 2026-02-18 Price Changed $289,000 MLS PIN
• 2026-01-02 Listed $299,900 MLS PIN
• 2020-08-21 Sold (MLS) $242,217 MLS PIN
• 2020-06-29 Pending — MLS PIN
• 2020-06-25 Listed $229,717 MLS PIN
• 2005-11-15 Sold (Public Records) $159,500 Public Records
• 2000-06-23 Sold (MLS) $15,000 MLS PIN
• 2000-06-01 Listing Removed — MLS PIN
• 2000-01-27 Listed $29,900 MLS PIN

Property tax history

+3.4%/yr

Latest (2023): $2,841 · -0.1% YoY. Source: county tax records.