91 Fox St · Worcester, MA 01604

$549,000

6 bd · 3.0 ba · 3,042 sqft · MultiFamily public records · 91 Days on market

Built 1914 2,200 sqft lot $180/sqft · 14% below area Est $636k · 14% under ↓ 2% since listing

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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 +29.0/30.0
• ARV discount +13.6/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Livability +4.4/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Open House Sat&Sun 12-2PM. Offer due monday @2pm. Easy to show, the property is vacant. This Price to Sell, don't miss your Excellent opportunity for investors or owner-occupants to acquire a vacant three-family home in the heart of Worcester! Situated on a quiet, private road near Polar Park and the vibrant Canal District, this property features three spacious units, each offering 3 bedrooms and 1 bathroom. The property is delivered vacant, allowing you to set market rents immediately, with some DLC works required. External amenities include a small fenced side yard, a patio, and additional storage under the front porch. This prime location offers effortless commuting with quick access to I-290, I-190, the Mass Pike, and Routes 20, 9, and 146. Whether you are looking to start your investment portfolio or find a home that pays for itself, 91 Fox St provides the perfect foundation in a high-demand rental market.

Key facts

• Three family home
• Quiet private road
• Patio

Tags

• THREE FAMILY HOME
• QUIET PRIVATE ROAD
• NEAR POLAR PARK
• VIBRANT CANAL DISTRICT
• SMALL FENCED SIDE YARD
• PATIO

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1-bath units multifamily listed at $549k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive. Per door: $629/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $549k).
• Recommended offer: $500k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 4.1% in Worcester — 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 87/100 on livability (#9 in MA, #312 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+; Watch: schools C-, cost of living D.
• Worcester (urban): math 17% / reading 30% proficiency, ranked #280 of 302 in MA (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.2%/yr); 61 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,293 units permitted in Worcester County in 2024 (1,205 in 5+ unit buildings).
• At $6,881/mo this rent would consume 112% of the median local household income ($74k/yr) (locally 2232% 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 $4k of loan paydown is wiped out by about $16k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 2.2% rent growth), your $154k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($500k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $30k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1914 — 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 $499,590 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% 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 1914 — 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. 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 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: 1.25% ✓
• Cap rate: 10.41%
• Cash-on-cash: 14.72%
• DSCR: 1.65
• GRM: 6.6

CMA / ARV

• ARV (median comp): $635,745
• List price: $549,000
• Delta: -13.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
59 Barclay St	0.29mi	5/3.0 (-1)	3,000 (-1%)	3mo	$550,000	$183	76
101 Sterling St	0.57mi	6/3.0	3,231 (+6%)	10mo	$575,000	$178	55
93-95 Plantation St	0.70mi	6/3.0	3,244 (+7%)	4mo	$637,900	$197	53
42 Houghton St	0.45mi	6/3.0	2,676 (-12%)	10mo	$602,000	$225	51
165 Ingleside Ave	0.74mi	6/3.0	2,886 (-5%)	8mo	$710,000	$246	50
184 Vernon St	0.69mi	6/3.0	3,257 (+7%)	8mo	$620,000	$190	50
16 Ames St	0.63mi	7/3.0 (+1)	2,750 (-10%)	1mo	$735,000	$267	49
35 Houghton St	0.48mi	6/5.0	3,440 (+13%)	2mo	$720,000	$209	46
18 Fairbanks	0.55mi	6/3.0	2,652 (-13%)	8mo	$639,000	$241	46
6 Lund St	0.73mi	6/3.0	3,369 (+11%)	3mo	$680,000	$202	45
17 Plantation St	0.63mi	7/3.0 (+1)	3,339 (+10%)	7mo	$650,000	$195	43
56 Fairfax Rd	0.71mi	6/3.0	3,387 (+11%)	10mo	$650,000	$192	40

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 · 2.17% rent growth · sell at horizon

5-year hold

• IRR: 4.3%
• Equity multiple: 1.17×
• Total profit: $25,385
• Equity at exit: $81,858

10-year hold

• IRR: 13.0%
• Equity multiple: 2.00×
• Total profit: $153,557
• Equity at exit: $47,467

Cash invested: $153,720 (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 01604

• Home prices YoY: -26.9%
• Rents YoY: 2.2%
• Active inventory: 61
• Price-to-rent: 19.9×

Monthly cashflow live

• Estimated rent: $6,881 high
• Mortgage (P&I): −$2,879
• Tax from tax record: −$443 /mo · $5,312/yr
• Insurance: −$229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,445
• Net cashflow: $1,886

Break-even live

Break-even rent $4,494

Max offer price $549,000

Occupancy floor 68%

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1	$6,882
Total (3 units)			$6,881

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: $137,250
• Closing costs: $16,470
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
48 Sever St Worcester, MA	5.0	2.0	2200	$4,500	$2.05	44d	1	1.43mi

Listing history 22 events

1. 2026-06-18
   days on market $549,000 Active 91 DOM
2. 2026-06-17
   days on market $549,000 Active 90 DOM
3. 2026-06-16
   days on market $549,000 Active 89 DOM
4. 2026-06-15
   days on market $549,000 Active 88 DOM
5. 2026-06-14
   days on market $549,000 Active 86 DOM
6. 2026-06-10
   days on market $549,000 Active 83 DOM
7. 2026-06-09
   days on market $549,000 Active 82 DOM
8. 2026-06-08
   days on market $549,000 Active 81 DOM
9. 2026-06-07
   days on market $549,000 Active 80 DOM
10. 2026-06-05
    days on market $549,000 Active 77 DOM
11. 2026-06-03
    days on market $549,000 Active 76 DOM
12. 2026-06-02
    days on market $549,000 Active 75 DOM
13. 2026-06-01
    days on market $549,000 Active 74 DOM
14. 2026-05-31
    days on market $549,000 Active 73 DOM
15. 2026-05-31
    days on market $549,000 Active 72 DOM
16. 2026-05-12
    price $549,000 929-char remark

    Show marketing remark (929 chars)

    Open House Sat&Sun 12-2PM. Offer due monday @2pm. Easy to show, the property is vacant. This Price to Sell, don't miss your Excellent opportunity for investors or owner-occupants to acquire a vacant three-family home in the heart of Worcester! Situated on a quiet, private road near Polar Park and the vibrant Canal District, this property features three spacious units, each offering 3 bedrooms and 1 bathroom. The property is delivered vacant, allowing you to set market rents immediately, with some DLC works required. External amenities include a small fenced side yard, a patio, and additional storage under the front porch. This prime location offers effortless commuting with quick access to I-290, I-190, the Mass Pike, and Routes 20, 9, and 146. Whether you are looking to start your investment portfolio or find a home that pays for itself, 91 Fox St provides the perfect foundation in a high-demand rental market.

17. 2026-03-19
    listed $579,000 New 929-char remark

    Show marketing remark (929 chars)

    Open House Sat&Sun 12-2PM. Offer due monday @2pm. Easy to show, the property is vacant. This Price to Sell, don't miss your Excellent opportunity for investors or owner-occupants to acquire a vacant three-family home in the heart of Worcester! Situated on a quiet, private road near Polar Park and the vibrant Canal District, this property features three spacious units, each offering 3 bedrooms and 1 bathroom. The property is delivered vacant, allowing you to set market rents immediately, with some DLC works required. External amenities include a small fenced side yard, a patio, and additional storage under the front porch. This prime location offers effortless commuting with quick access to I-290, I-190, the Mass Pike, and Routes 20, 9, and 146. Whether you are looking to start your investment portfolio or find a home that pays for itself, 91 Fox St provides the perfect foundation in a high-demand rental market.

18. 2024-08-01
    soldstatus $530,000 Sold 991-char remark

    Show marketing remark (991 chars)

    Just listed: a triple-decker property on the market for the first time. Each unit features 3 bedrooms and 1 bathroom. The property has many original features, including solid wood doors and an eat-in kitchen with an original parlor and sinks. Mostly, hardwood floors are found throughout, and some windows have been replaced. It also has a newer roof and ample off-street parking on a peaceful private road. The estimated rent for each unit is $2000 and will be delivered vacant. Additionally, the property includes a small fenced-in side yard, a patio area, and convenient storage for yard equipment under the front porch. This property would be perfect for an owner-occupant renting out the other units. It's conveniently located close to Polar Park and the Canal District, offering easy access to bars and restaurants. This income property is waiting for your touch to restore it to its former glory. Sold as is. For accompanied Group showings, please get in touch with the Listing agent.

19. 2024-06-18
    status Under Agreement 991-char remark

    Show marketing remark (991 chars)

    Just listed: a triple-decker property on the market for the first time. Each unit features 3 bedrooms and 1 bathroom. The property has many original features, including solid wood doors and an eat-in kitchen with an original parlor and sinks. Mostly, hardwood floors are found throughout, and some windows have been replaced. It also has a newer roof and ample off-street parking on a peaceful private road. The estimated rent for each unit is $2000 and will be delivered vacant. Additionally, the property includes a small fenced-in side yard, a patio area, and convenient storage for yard equipment under the front porch. This property would be perfect for an owner-occupant renting out the other units. It's conveniently located close to Polar Park and the Canal District, offering easy access to bars and restaurants. This income property is waiting for your touch to restore it to its former glory. Sold as is. For accompanied Group showings, please get in touch with the Listing agent.

20. 2024-06-12
    status Back On Market 991-char remark

    Show marketing remark (991 chars)

    Just listed: a triple-decker property on the market for the first time. Each unit features 3 bedrooms and 1 bathroom. The property has many original features, including solid wood doors and an eat-in kitchen with an original parlor and sinks. Mostly, hardwood floors are found throughout, and some windows have been replaced. It also has a newer roof and ample off-street parking on a peaceful private road. The estimated rent for each unit is $2000 and will be delivered vacant. Additionally, the property includes a small fenced-in side yard, a patio area, and convenient storage for yard equipment under the front porch. This property would be perfect for an owner-occupant renting out the other units. It's conveniently located close to Polar Park and the Canal District, offering easy access to bars and restaurants. This income property is waiting for your touch to restore it to its former glory. Sold as is. For accompanied Group showings, please get in touch with the Listing agent.

21. 2024-06-12
    listed $560,000 New 991-char remark

    Show marketing remark (991 chars)

    Just listed: a triple-decker property on the market for the first time. Each unit features 3 bedrooms and 1 bathroom. The property has many original features, including solid wood doors and an eat-in kitchen with an original parlor and sinks. Mostly, hardwood floors are found throughout, and some windows have been replaced. It also has a newer roof and ample off-street parking on a peaceful private road. The estimated rent for each unit is $2000 and will be delivered vacant. Additionally, the property includes a small fenced-in side yard, a patio area, and convenient storage for yard equipment under the front porch. This property would be perfect for an owner-occupant renting out the other units. It's conveniently located close to Polar Park and the Canal District, offering easy access to bars and restaurants. This income property is waiting for your touch to restore it to its former glory. Sold as is. For accompanied Group showings, please get in touch with the Listing agent.

22. 2024-06-12
    historical 991-char remark

    Show marketing remark (991 chars)

    Just listed: a triple-decker property on the market for the first time. Each unit features 3 bedrooms and 1 bathroom. The property has many original features, including solid wood doors and an eat-in kitchen with an original parlor and sinks. Mostly, hardwood floors are found throughout, and some windows have been replaced. It also has a newer roof and ample off-street parking on a peaceful private road. The estimated rent for each unit is $2000 and will be delivered vacant. Additionally, the property includes a small fenced-in side yard, a patio area, and convenient storage for yard equipment under the front porch. This property would be perfect for an owner-occupant renting out the other units. It's conveniently located close to Polar Park and the Canal District, offering easy access to bars and restaurants. This income property is waiting for your touch to restore it to its former glory. Sold as is. For accompanied Group showings, please get in touch with the Listing agent.

ⓘ 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: $5,312 · $443/mo
• Projected year-2 tax: $6,032 · $503/mo
• Expected delta: +$720/yr (+$60/mo · 13.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°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: $82,572
• − Mortgage interest: −$30,753
• − Property taxes: −$5,312
• − Insurance: −$2,745
• − Repairs & maintenance: −$6,606
• − Management: −$6,606
• − Depreciation: −$15,971
• Taxable income: $14,580
• Est. tax owed @ 24.0%: −$3,499
• After-tax cash flow: $19,127/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: Worcester
• NCES district ID: 2513230
• Math proficiency: 17% ▼ -15.00%
• Reading proficiency: 30% ▼ -8.00%
• Median HH income: $45,063
• Composite: 20.3/100
• National rank: #8615
• State rank: #280 of 302 in MA

Livability — Worcester

• Score: 87/100
• State rank: #9
• US rank: #312

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Worcester, MA
• County: Worcester County · 487,911 people
• City population: 207,324
• Metro: Worcester, MA-CT
• Population (ZIP): 39,812
• Household income: $73,505
• Rent vs Own: 55.9% rent · 44.1% own
• Severe rent burden: 2232.0

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 51% Hispanic / Latino 19% Black 14% Two or more races 12% Asian 7%
• Hispanic origin (detail): Puerto Rican 10% Dominican 3%
• Common ancestry: Lithuanian 6% Estonian 6% Romanian 4%
• Foreign-born: 27% · Canada, Vietnam, China
• Languages at home: 62% English-only · Spanish 13% Other Indo-European 10% Vietnamese 3%

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: ▼ -108.38%
• Current HPI: 295.03
• Rent YoY: ▲ 2.17%
• 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

-2.0% since first listed

7 events — show timeline

• 2026-05-12 Price Changed $549,000 MLS PIN
• 2026-03-19 Listed $579,000 MLS PIN
• 2024-08-01 Sold (MLS) $530,000 MLS PIN
• 2024-06-18 Pending — MLS PIN
• 2024-06-12 Relisted — MLS PIN
• 2024-06-12 Listing Removed — MLS PIN
• 2024-06-12 Listed $560,000 MLS PIN

Property tax history

+4.3%/yr

Latest (2023): $5,312 · +14.8% YoY. Source: county tax records.