32 Glines Ave · Milford, MA 01757

$180,000

2 bd · 1.0 ba · 853 sqft · Other · 15 Days on market

Built 1900 Poor condition

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Why this score? — see what drove the C 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 +26.2/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• Rent growth +1.7/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

There was a fire on the lower floors it didn& apos; t reach this unit but the fire department tore up the walls in one room, part of the ceiling in another and put some holes in the roof, being sold as is. Affordable Condo on Quiet Side Street with Easy Access to Highway and Shopping. This Condo Offers a Kitchen with Ample Cabinet Space and Pantry Area. There are Two Good Sized Bedrooms and Huge Walk-in Closet in the Master. Access from the Back Bedroom to the Deck Overlooking the Yard. Storage in Basement, 100 Amp Electric, Replacement Windows, Gas Furnace 2015 and New Roof 2020. Text 508-498-0009 to set up a viewing.

Key facts

• Gas furnace
• Huge walk-in closet
• Pantry area

Tags

• PANTRY AREA
• HUGE WALK-IN CLOSET
• ACCESS TO THE DECK
• STORAGE IN BASEMENT
• REPLACEMENT WINDOWS
• GAS FURNACE

Property features AI

Finance

• Other: MLS/Listing references and financial specifics not provided
• Financial info: Not specified
• HOA & community: Not specified

Exterior

• Parking: Not specified
• Security: Not specified
• Utilities: Not specified
• Home design: Single-family home (built in 1900); Living area of approximately 853 square feet
• Construction: Built in 1900
• Exterior features: Located in the Milford subdivision

Interior

• Kitchen: Not specified
• Bedrooms: Not specified
• Flooring: Not specified
• Bathrooms: Not specified
• Heating & cooling: Not specified
• Interior features: Vintage details (built in 1900)
• Laundry & utility: Not specified

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $180k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $457 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 3.2% in Milford — 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 (#83 in MA, #4,329 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: commute D, amenities F, cost of living F.
• Milford (suburban): math 26% / reading 42% proficiency, ranked #230 of 302 in MA (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents falling (-3.2%/yr); 35 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 56% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,300 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1900 — 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: 1.20% ✓
• Cap rate: 9.34%
• Cash-on-cash: 10.88%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -3.5%
• Equity multiple: 0.87×
• Total profit: $-6,332
• Equity at exit: $26,839

10-year hold

• IRR: 2.5%
• Equity multiple: 1.15×
• Total profit: $7,720
• Equity at exit: $15,563

Cash invested: $50,400 (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 01757

• Rents YoY: -3.2%
• Active inventory: 35
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,153 high
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $457

Break-even live

Break-even rent $1,575

Max offer price $180,000

Occupancy floor 74%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 Lincoln St Milford, MA	2.0	1.0	825	$2,000	$2.42	2d	1	0.15mi
27 Meade St Unit 2 Milford, MA	2.0	1.0	974	$1,950	$2.00	13d	1	0.32mi
27 Meade St Unit 3 Milford, MA	1.0	1.0	1000	$1,550	$1.55	44d	1	0.32mi
50 Congress St Unit 1 Milford, MA	2.0	1.0	1000	$2,400	$2.40	44d	1	0.40mi
0 School St Unit 4 Milford, MA	1.0	1.0	650	$1,450	$2.23	5d	1	0.45mi
7 Congress St Unit 4 Milford, MA	1.0	1.0	700	$1,600	$2.29	18d	1	0.59mi
87 High St Unit 3 Milford, MA	2.0	1.0	950	$1,750	$1.84	18d	1	0.59mi
16 E Walnut St Unit 2 Milford, MA	3.0	1.0	1100	$2,325	$2.11	10d	1	0.60mi
57 Mount Pleasant St Milford, MA	3.0	1.0	1042	$2,900	$2.78	10d	1	0.74mi
7 Shadowbrook Ln #34 Milford, MA	2.0	1.5	1039	$2,300	$2.21	17d	1	1.04mi
17 Birch St Milford, MA	1.0–3.0	1.0–2.0	1105	$3,048	$2.76	2d	1	1.08mi
112 Pheasant Cir Milford, MA	2.0	1.0	975	$2,300	$2.36	14d	1	1.09mi
112 Pheasant Cir Milford, MA	2.0	1.0	975	$2,300	$2.36	44d	1	1.09mi
4 Kennedy Ln #47 Milford, MA	2.0	1.0	1038	$2,200	$2.12	24d	1	1.10mi
4 Kennedy Ln #47 Milford, MA	2.0	1.0	1038	$2,200	$2.12	20d	1	1.10mi
12 Pheasant Cir Milford, MA	2.0	1.0	975	$2,200	$2.26	2d	1	1.10mi
16 Shadowbrook Ln #32 Milford, MA	2.0	1.5	1041	$2,300	$2.21	4d	1	1.13mi
4 Senate Rd Milford, MA	2.0–3.0	1.0–2.0	900	$1,978	$2.20	2d	29	1.18mi
2 Claudette Dr Milford, MA	1.0	1.0	975	$1,900	$1.95	44d	1	1.23mi
2 Claudette Dr Milford, MA	1.0	1.0	950	$1,900	$2.00	24d	1	1.23mi
12 Claudette Dr Milford, MA	1.0–2.0	1.0–2.0	987	$2,400	$2.43	2d	1	1.24mi
9 Trinity Dr Milford, MA	3.0	1.0	1056	$3,800	$3.60	18d	1	1.26mi
1 Rolling Green Dr Milford, MA	1.0–3.0	1.0–2.0	1056	$2,378	$2.25	2d	36	1.39mi

Listing history 11 events

1. 2026-06-18
   days on market $180,000 Active 15 DOM
2. 2026-06-17
   days on market $180,000 Active 14 DOM
3. 2026-06-16
   days on market $180,000 Active 13 DOM
4. 2026-06-15
   days on market $180,000 Active 12 DOM
5. 2026-06-13
   days on market $180,000 Active 10 DOM
6. 2026-06-13
   days on market $180,000 Active 9 DOM
7. 2026-06-09
   days on market $180,000 Active 6 DOM
8. 2026-06-08
   days on market $180,000 Active 5 DOM
9. 2026-06-07
   days on market $180,000 Active 4 DOM
10. 2026-06-04
    remarks 627-char remark
11. 2026-06-04
    listed $180,000 Active 1 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 4/10 Moderate 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% 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: $25,839
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$2,067
• − Management: −$2,067
• − Depreciation: −$5,236
• Taxable income: $2,785
• Est. tax owed @ 24.0%: −$668
• After-tax cash flow: $4,817/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 · 1 photo

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates due to significant fire damage, including a new roof, exterior siding, interior repairs, and HVAC upgrades. The home is not move-in ready and has a poor condition score.

Repairs flagged

• Major Roof — Significant damage from the fire
• Major Exterior — Significant damage from the fire
• Major Interior walls/paint — Significant damage from the fire

Value-add opportunities

• Both New roof and exterior siding — Both will improve the home's appearance and functionality
• Both Interior repairs and painting — Will restore the home's interior to a livable condition
• Both HVAC and mechanical systems upgrade — Will improve the home's comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
Roof · Significant damage from the fire	Major	$15,000–50,000
Exterior · Significant damage from the fire	Major	$15,000–50,000
Interior walls/paint · Significant damage from the fire	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both New roof and exterior siding — Both will improve the home's appearance and functionality ↑
• Both Interior repairs and painting — Will restore the home's interior to a livable condition ↑
• Both HVAC and mechanical systems upgrade — Will improve the home's comfort and energy efficiency ↑

ⓘ 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: Milford
• NCES district ID: 2507860
• Math proficiency: 26% ▼ -16.00%
• Reading proficiency: 42% ▼ -9.00%
• Median HH income: $69,180
• Composite: 31.29/100
• National rank: #6014
• State rank: #230 of 302 in MA

Livability — Milford

• Score: 75/100
• State rank: #83
• US rank: #4329

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Milford, MA
• County: Worcester County · 487,911 people
• City population: 30,609
• Metro: Worcester, MA-CT
• Population (ZIP): 30,609
• Household income: $96,621
• Rent vs Own: 34.5% rent · 65.5% own
• Severe rent burden: 868.0

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 (66%)
• Race & ethnicity: White 66% Two or more races 16% Hispanic / Latino 15% Black 3% Asian 2% Native American 1%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Estonian 15% Russian 6% Lithuanian 4%
• Foreign-born: 30% · Canada, South Korea
• Languages at home: 62% English-only · Other Indo-European 21% Spanish 12% French/Haitian/Cajun 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: ▼ -339.43%
• Current HPI: 250.5881
• Rent YoY: ▼ -3.16%
• 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

1 event — show timeline

• 2026-06-04 Listed $180,000 FSBO.com