22-26 Elm Rd · Everett, MA 02149

$1,150,000

None bd · None ba · 4,000 sqft · MultiFamily · 8 Days on market

Built 2026 Excellent condition 5,001 sqft lot Est $1208k · 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 +30.0/30.0
• DSCR +10.0/10.0
• ARV discount +9.7/15.0
• 1% rule +8.9/10.0
• Condition / age +4.8/5.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 7 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

7 Unit Development Opportunity - Prime Everett Location (Boston Side). Rare opportunity to acquire a 7 unit development project in a highly desirable location on the Boston side of Everett. The proposed project consists of seven (7) one-bedroom units in a strong rental and resale market. Positioned steps from the Riverwalk and within walking distance to Encore Boston Harbor, this property offers excellent accessibility to Boston, major highways, public transportation and area amenities. Ideal for buy and hold investors seeking stable rental income, developers pursuing a condo sell-off strategy or portfolio expansion in a high demand submarket. Strong fundamentals, prime positioning, and fle

Key facts

• Major highways
• Area amenities
• 5,001 sq ft lot

Tags

• PRIME EVERETT LOCATION
• STEPS FROM THE RIVERWALK
• MAJOR HIGHWAYS
• PUBLIC TRANSPORTATION
• AREA AMENITIES

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Open parking for 6 vehicles
• Utilities: Public water; Public sewer
• Home design: 5–9 unit multifamily building; Four levels
• Construction: Concrete perimeter foundation; Building area about 4,000 (total); Year built: to be built (per public records)
• Exterior features: Paved drive; Lot of approximately 0.11 acres

Interior

• Interior features: Four total stories; To be built

What this means for you Summary

Snapshot

• This is a 7 × 1-bed/1.0-bath units multifamily listed at $1.15M. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $5k ($56k/yr) — positive. Per door: $663/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($16k rent vs $1.15M).
• Cap rate 11.1% vs local median 3.6% in Everett — 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 80/100 on livability (#35 in MA, #1,665 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: cost of living F.
• Everett (suburban): math 15% / reading 26% proficiency, ranked #289 of 302 in MA (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.0%/yr); 45 active listings in the ZIP; solid renter incomes; 3,670 units permitted in Middlesex County in 2024 (2,611 in 5+ unit buildings).
• At $15,935/mo this rent would consume 224% of the median local household income ($85k/yr) (locally 2888% 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 $8k of loan paydown is wiped out by about $34k of value loss. Plan a longer hold.
• Middlesex County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.0% rent growth), your $322k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $1,150,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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 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: 11.14%
• Cash-on-cash: 17.30%
• DSCR: 1.77
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $1,208,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
340 Main St	0.30mi	6/4.5	3,960 (-1%)	2mo	$1,680,000	$424	82
56 Mansfield St	0.57mi	8/4.0	3,920 (-2%)	0mo	$1,350,000	$344	70
28 Church St	0.39mi	6/3.0	3,895 (-3%)	12mo	$1,030,000	$264	68
55 Clarendon	0.63mi	4/4.5	4,018 (+0%)	4mo	$1,200,000	$299	66
90 Swan St	0.47mi	8/3.0	3,858 (-4%)	11mo	$1,305,000	$338	62
6-8 Christina Cir	0.24mi	6/3.0	3,400 (-15%)	5mo	$1,000,000	$294	60
139-141 Bucknam St	0.36mi	6/3.0	3,454 (-14%)	2mo	$1,042,000	$302	58
38 Pleasant St	0.45mi	—/—	4,365 (+9%)	9mo	$1,300,000	$298	56
58 Baldwin Ave	0.13mi	8/3.0	3,497 (-13%)	24mo	$1,100,000	$315	53
93 Swan St	0.48mi	6/3.0	3,663 (-8%)	13mo	$1,266,000	$346	52
55 Morris St	0.70mi	9/3.0	4,022 (+0%)	22mo	$1,150,000	$286	48
51-53 Paris St	0.52mi	8/3.0	3,522 (-12%)	24mo	$975,000	$277	36

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 · 2.03% rent growth · sell at horizon

5-year hold

• IRR: 7.6%
• Equity multiple: 1.29×
• Total profit: $94,091
• Equity at exit: $171,469

10-year hold

• IRR: 16.0%
• Equity multiple: 2.25×
• Total profit: $401,561
• Equity at exit: $99,431

Cash invested: $322,000 (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 02149

• Home prices YoY: -24.2%
• Rents YoY: 2.0%
• Active inventory: 45
• Price-to-rent: 42.1×

Monthly cashflow live

• Estimated rent: $15,935 high
• Mortgage (P&I): −$6,031
• Tax est. 1.5%: −$1,438 /mo · $17,250/yr
• Insurance: −$479
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,346
• Net cashflow: $4,641

Break-even live

Break-even rent $10,060

Max offer price $1,150,000

Occupancy floor 66%

Sensitivity live

Price	-10% $5,436	-5% $5,039	+0% $4,641	+5% $4,244	+10% $3,847
Rent	-10% $3,382	-5% $4,012	+0% $4,641	+5% $5,271	+10% $5,900
Rate	-1.0pp $5,220	-0.5pp $4,934	base $4,641	+0.5pp $4,343	+1.0pp $4,040

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

Units	Beds	Baths	Est. rent
▸ 7× units	1	1	$15,932
Total (7 units)			$15,935

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: $287,500
• Closing costs: $34,500
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $1,150,000 Active 8 DOM
2. 2026-06-17
   days on market $1,150,000 Active 7 DOM
3. 2026-06-16
   days on market $1,150,000 Active 6 DOM
4. 2026-06-15
   statusdays on market $1,150,000 Active 5 DOM
5. 2026-06-13
   days on market $1,150,000 New 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $1,150,000 New 2 DOM

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

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: $191,220
• − Mortgage interest: −$64,418
• − Property taxes: −$17,250
• − Insurance: −$5,750
• − Repairs & maintenance: −$15,298
• − Management: −$15,298
• − Depreciation: −$33,455
• Taxable income: $39,752
• Est. tax owed @ 24.0%: −$9,541
• After-tax cash flow: $46,155/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.

Condition & rehab AI · 2 photos

Excellent 95/100 None rehab

This multi-family property presents as a well-maintained and ready-to-rent development opportunity with excellent fundamentals and prime positioning.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental.
• Both Interior updates — Modernizing the interior can attract more buyers and renters.
• Both Appliance upgrades — Upgrading appliances can increase the property's appeal and value.
• Both Painting exterior — Fresh paint can improve the property's appearance and value.
• Both Landscaping and curb appeal — Enhances the property's curb appeal and can attract more buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Interior updates — Modernizing the interior can attract more buyers and renters. ↑
• Both Appliance upgrades — Upgrading appliances can increase the property's appeal and value. ↑
• Both Painting exterior — Fresh paint can improve the property's appearance and value. ↑
• Both Landscaping and curb appeal — Enhances the property's curb appeal and can attract more buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Everett
• NCES district ID: 2504770
• Math proficiency: 15% ▼ -22.00%
• Reading proficiency: 26% ▼ -12.00%
• Median HH income: $51,780
• Composite: 18.46/100
• National rank: #8926
• State rank: #289 of 302 in MA

Livability — Everett

• Score: 80/100
• State rank: #35
• US rank: #1665

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Everett, MA
• County: Middlesex County · 1,437,704 people
• City population: 50,045
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 50,045
• Household income: $85,218
• Rent vs Own: 62.8% rent · 37.2% own
• Severe rent burden: 2888.0

Population outlook (Middlesex County) Hauer SSP2

• Today (2025): 1,740,269 people
• By 2030: 1,817,187 · +4.4%
• By 2040: 1,963,195 · +12.8%
• By 2050: 2,087,461 · +20.0%
• By 2075: 2,344,036 · +34.7%
• By 2100: 2,383,776 · +37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.74)
• Race & ethnicity: White 38% Hispanic / Latino 31% Two or more races 23% Black 12% Asian 8%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4%
• Common ancestry: Estonian 10% Hispanic 5% Russian 3%
• Foreign-born: 45% · Canada, Vietnam, China
• Languages at home: 37% English-only · Spanish 26% Other Indo-European 22% French/Haitian/Cajun 8%

Political lean MEDSL · Middlesex

• 2024 margin: Solid D (+39.5) · D 68.5% · R 29.0% · Other 2.5%
• 2008→2024 swing: +9.3pp toward D · 2008: 30.1pp · 2024: 39.5pp
• All cycles: 2024: D+39.5 2020: D+45.2 2016: D+38.1 2012: D+26.9 2008: D+30.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -115.43%
• Current HPI: 361.8972
• Rent YoY: ▲ 2.03%
• 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

• 2026-06-10 Listed $1,150,000 MLS PIN