108 Worcester Providence Tpke · Millbury, MA 01527

$192,000

3 bd · 1.0 ba · 1,068 sqft · SingleFamily public records · 44 Days on market

Built 1955 10,402 sqft lot $180/sqft · 54% below area

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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 +9.2/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Ample outdoor space
• Generously sized lot
• Desirable location

Tags

• DESIRABLE LOCATION
• SPACIOUS KITCHEN
• INVITING LIVING ROOM
• GENEROUSLY SIZED LOT
• AMPLE OUTDOOR SPACE

Property features AI

Finance

• Other: Listing status: Active; Address: 108 Worcester Providence Tpke, Millbury MA 01527; Tax info provided (not included per instructions)
• Financial info: Details not provided
• HOA & community: Not a senior community

Exterior

• Parking: 2 open parking spaces (2 total parking spaces)
• Security: Details not provided
• Utilities: Private water; Private sewer
• Home design: Single-family residence; Above-grade finished living area approximately 1068
• Construction: Built approximately (year from public records); Details not provided for materials, roof, or foundation
• Exterior features: Lot approximately 0.24 acre; Use GPS for best navigation

Interior

• Kitchen: Details not provided
• Bedrooms: Details not provided
• Flooring: Details not provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (oil); Cooling present (type listed as Other)
• Interior features: Total of 5 rooms; One fireplace
• Laundry & utility: Details not provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $192k.

Deal economics

• At list price, monthly cash flow is $826 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $192k).
• Recommended offer: $186k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Millbury (suburban): math 35% / reading 45% proficiency, ranked #191 of 302 in MA (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 23 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $54k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($186k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $80k; list at $192k implies a 142% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $186,240 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.42% ✓
• Cap rate: 11.45%
• Cash-on-cash: 18.43%
• DSCR: 1.82
• GRM: 5.9

CMA / ARV

• ARV (median comp): $415,147
• List price: $192,000
• Delta: -53.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
42 Sycamore St	0.28mi	3/1.0	1,040 (-3%)	1mo	$480,000	$462	82
8 Sycamore Cir	0.37mi	3/1.0	1,100 (+3%)	2mo	$415,000	$377	76
5 Louis Ballard	0.61mi	3/1.0	1,032 (-3%)	1mo	$465,000	$451	65
22 Elm Ct	0.30mi	3/2.0	1,104 (+3%)	16mo	$410,000	$371	63
16 Elm Ct	0.36mi	3/1.0	936 (-12%)	7mo	$430,000	$459	57
2 Leslie Ln	0.28mi	3/1.0	1,194 (+12%)	18mo	$465,000	$389	52
40 River St	0.70mi	2/1.0 (-1)	1,114 (+4%)	5mo	$292,000	$262	51
77 W Main St	0.33mi	3/1.0	961 (-10%)	21mo	$290,500	$302	51
10 Herricks Ln	0.28mi	3/1.0	1,190 (+11%)	23mo	$325,000	$273	48
4 Louis Ballard Ln	0.64mi	3/1.0	936 (-12%)	17mo	$430,000	$459	35

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: 10.1%
• Equity multiple: 1.40×
• Total profit: $21,510
• Equity at exit: $28,628

10-year hold

• IRR: 19.2%
• Equity multiple: 2.61×
• Total profit: $86,601
• Equity at exit: $16,601

Cash invested: $53,760 (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 01527

• Home prices YoY: -29.8%
• Active inventory: 23
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,722 high
• Mortgage (P&I): −$1,007
• Tax from tax record: −$238 /mo · $2,857/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$572
• Net cashflow: $826

Break-even live

Break-even rent $1,677

Max offer price $192,000

Occupancy floor 65%

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: $48,000
• Closing costs: $5,760
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26 High St Unit A Millbury, MA	2.0	1.0	700	$1,900	$2.71	23d	1	0.46mi
35 Beach St Unit B Millbury, MA	2.0	1.0	1000	$2,290	$2.29	14d	1	0.71mi
65 Canal St Millbury, MA	1.0–2.0	1.0–2.0	855	$2,700	$3.16	14d	9	0.93mi
24 Miles St Unit 1 Millbury, MA	3.0	1.0	1248	$2,875	$2.30	14d	1	0.95mi
3 Orchard St Unit A Millbury, MA	2.0	1.0	1237	$2,500	$2.02	21d	1	1.12mi
7 Cobblestone Village Way Millbury, MA	1.0–2.0	1.0–2.0	1238	$3,100	$2.50	14d	4	1.19mi

Listing history 16 events

1. 2026-06-18
   days on market $192,000 Active 44 DOM
2. 2026-06-17
   days on market $192,000 Active 43 DOM
3. 2026-06-15
   days on market $192,000 Active 41 DOM
4. 2026-06-14
   days on market $192,000 Active 39 DOM
5. 2026-06-10
   days on market $192,000 Active 36 DOM
6. 2026-06-09
   days on market $192,000 Active 35 DOM
7. 2026-06-08
   statusdays on market $192,000 Active 34 DOM
8. 2026-06-07
   pricestatusdays on market $192,000 Price Changed 33 DOM
9. 2026-06-03
   days on market $208,000 Active 29 DOM
10. 2026-06-02
    days on market $208,000 Active 28 DOM
11. 2026-06-01
    days on market $208,000 Active 27 DOM
12. 2026-05-31
    days on market $208,000 Active 26 DOM
13. 2026-05-31
    days on market $208,000 Active 25 DOM
14. 2026-05-05
    listed $208,000 New 682-char remark
15. 1998-12-18
    soldstatus $79,500
16. 1989-12-01
    soldstatus $91,500

ⓘ 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: $2,857 · $238/mo
• Projected year-2 tax: $2,857 · $238/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°F today · 15 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: $32,667
• − Mortgage interest: −$10,755
• − Property taxes: −$2,857
• − Insurance: −$960
• − Repairs & maintenance: −$2,613
• − Management: −$2,613
• − Depreciation: −$5,585
• Taxable income: $7,282
• Est. tax owed @ 24.0%: −$1,748
• After-tax cash flow: $8,159/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: Millbury
• NCES district ID: 2507890
• Math proficiency: 35% ▼ -6.00%
• Reading proficiency: 45% ▬ 0.00%
• Median HH income: $71,881
• Composite: 36.55/100
• National rank: #4640
• State rank: #191 of 302 in MA

Livability — Millbury

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Worcester County · 487,911 people
• City population: 13,961
• Metro: Worcester, MA-CT
• Population (ZIP): 13,961
• Household income: $118,790
• Rent vs Own: 24.6% rent · 75.4% own
• Severe rent burden: 238.0

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 (83%)
• Race & ethnicity: White 83% Two or more races 10% Hispanic / Latino 5% Asian 5%
• Hispanic origin (detail): Dominican 1%
• Common ancestry: Lithuanian 12% Romanian 9% Russian 3%
• Foreign-born: 9% · Canada
• Languages at home: 90% English-only · Other Indo-European 6% Spanish 2% Russian/Polish/Slavic 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: ▼ -114.98%
• Current HPI: 271.2616
• Rent YoY: —
• Metro: Worcester, MA-CT
• 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

+109.8% since first listed

4 events — show timeline

• 2026-06-04 Price Changed $192,000 MLS PIN
• 2026-05-05 Listed $208,000 MLS PIN
• 1998-12-18 Sold (Public Records) $79,500 Public Records
• 1989-12-01 Sold (Public Records) $91,500 Public Records

Property tax history

+3.1%/yr

Latest (2023): $2,857 · +2.6% YoY. Source: county tax records.