20 Hatch St · Everett, MA 02149

$1,149,000

6 bd · 4.0 ba · 3,210 sqft · MultiFamily public records · 50 Days on market

Built 1880 3,920 sqft lot $358/sqft · 13% above area Est $1017k · 13% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• ARV discount +1.7/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

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 MLS

Great investment opportunity! Perfect property for an investor or owner occupant. 4 unit multi-family on a beautiful, quiet, dead end street. Excellent location in Everett with easy access to restaurants, public transporation and Boston. Just over 1 mile to the new Encore casino. 6 total bedrooms and 4 bathrooms on 3 levels. OFF STREET parking for at least 6 cars! New hardwood floors in 3 out of 4 units, as well as 4 new water heaters. All seperate utilities. One unit is owner occupied and the other three are TAW and below market rents. Many possibilities for a savvy investor. Do not miss this! Offers to be reviewed Monday July 26th at 4pm. Seller reserves right to accept an offer beforehand.

Key facts

• In-building laundry
• Separate utilities
• Off-street parking

Tags

• MULTI-FAMILY PROPERTY
• QUIET DEAD-END STREET
• OFF-STREET PARKING
• IN-BUILDING LAUNDRY
• SEPARATE UTILITIES
• QUICK WALK TO MEADOWS PARK

Property features AI

Finance

• HOA & community: Near public transportation, T-station access, shopping, medical facility, laundromat, highway access, and places of worship

Exterior

• Parking: 6 off-street parking spaces; Paved driveway and shared driveway
• Utilities: Public water; Public sewer; Gas available for range and oven
• Home design: 4-family up/down configuration; 4 total stories
• Construction: Block foundation; Built (year per public records)
• Exterior features: Public road frontage; 0.09-acre lot

Interior

• Flooring: Carpet; Hardwood; Varied flooring
• Bathrooms: 4 full bathrooms
• Interior features: 13 total rooms; Unfinished basement

What this means for you Summary

Snapshot

• This is a 4 × 6-bed/4.0-bath units multifamily listed at $1.15M.

Deal economics

• At list price, monthly cash flow is $4k ($54k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($15k rent vs $1.15M).
• Recommended offer: $1.11M (3.0% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 3.8% 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; 1 comparable units currently listed for rent nearby; solid renter incomes; 3,670 units permitted in Middlesex County in 2024 (2,611 in 5+ unit buildings).
• At $15,090/mo this rent would consume 212% 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

• It's been on market 50 days — a 3% lower offer ($1.11M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.
• 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 $1,114,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% 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 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.31% ✓
• Cap rate: 10.95%
• Cash-on-cash: 16.65%
• DSCR: 1.74
• GRM: 6.3

CMA / ARV

• ARV (median comp): $1,016,839
• List price: $1,149,000
• Delta: 13.00%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
44-46 Cabot St	0.33mi	6/3.0	3,241 (+1%)	2mo	$1,075,000	$332	78
6-8 Christina Cir	0.26mi	6/3.0	3,400 (+6%)	4mo	$1,000,000	$294	70
17 Upland Rd	0.53mi	6/4.0	3,378 (+5%)	1mo	$1,100,000	$326	66
7-9 Gladstone St	0.23mi	6/3.0	2,929 (-9%)	6mo	$980,000	$335	65
7 Hampshire St	0.40mi	5/3.5 (-1)	3,367 (+5%)	1mo	$1,255,000	$373	65
139-141 Bucknam St	0.44mi	6/3.0	3,454 (+8%)	2mo	$1,042,000	$302	61
7 Andrew	0.42mi	6/3.5	2,873 (-10%)	8mo	$930,000	$324	54
37 Argyle St	0.41mi	7/3.0 (+1)	2,860 (-11%)	1mo	$980,000	$343	53
32-34 Harley Ave	0.52mi	6/2.5	2,835 (-12%)	2mo	$959,900	$339	49
105 Summer St	0.54mi	6/2.0	2,843 (-11%)	1mo	$885,000	$311	47
139-141 Bradford St	0.64mi	7/2.0 (+1)	2,966 (-8%)	0mo	$985,000	$332	45
39-41 Kinsman St	0.45mi	5/3.0 (-1)	2,760 (-14%)	5mo	$990,000	$359	42

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: 6.7%
• Equity multiple: 1.26×
• Total profit: $83,451
• Equity at exit: $171,320

10-year hold

• IRR: 15.2%
• Equity multiple: 2.18×
• Total profit: $379,764
• Equity at exit: $99,345

Cash invested: $321,720 (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 02149

• Home prices YoY: -24.2%
• Rents YoY: 2.0%
• Active inventory: 45
• Price-to-rent: 25.4×

Monthly cashflow live

• Estimated rent: $15,090 medium
• Mortgage (P&I): −$6,025
• Tax from tax record: −$953 /mo · $11,438/yr
• Insurance: −$479
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,169
• Net cashflow: $4,464

Break-even live

Break-even rent $9,440

Max offer price $1,149,000

Occupancy floor 65%

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

Units	Beds	Baths	Est. rent
▸ 4× units	6	4	$15,092
Total (4 units)			$15,090

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: $287,250
• Closing costs: $34,470
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
51 Ashland St Unit 2 Everett, MA	5.0	2.0	2500	$4,000	$1.60	24d	1	0.68mi

Listing history 20 events

1. 2026-06-18
   days on market $1,149,000 Active 50 DOM
2. 2026-06-17
   days on market $1,149,000 Active 49 DOM
3. 2026-06-16
   days on market $1,149,000 Active 48 DOM
4. 2026-06-15
   days on market $1,149,000 Active 47 DOM
5. 2026-06-13
   days on market $1,149,000 Active 45 DOM
6. 2026-06-13
   days on market $1,149,000 Active 44 DOM
7. 2026-06-09
   days on market $1,149,000 Active 41 DOM
8. 2026-06-08
   statusdays on market $1,149,000 Active 40 DOM
9. 2026-06-07
   pricestatusdays on market $1,149,000 Price Changed 39 DOM
10. 2026-06-04
    days on market $1,199,000 Active 36 DOM
11. 2026-06-03
    days on market $1,199,000 Active 35 DOM
12. 2026-06-02
    days on market $1,199,000 Active 34 DOM
13. 2026-06-01
    days on market $1,199,000 Active 33 DOM
14. 2026-05-31
    days on market $1,199,000 Active 32 DOM
15. 2026-04-29
    listed $1,199,000 New 924-char remark
16. 2021-09-16
    soldstatus $1,000,000 Sold 701-char remark

    Show marketing remark (701 chars)

    Great investment opportunity! Perfect property for an investor or owner occupant. 4 unit multi-family on a beautiful, quiet, dead end street. Excellent location in Everett with easy access to restaurants, public transporation and Boston. Just over 1 mile to the new Encore casino. 6 total bedrooms and 4 bathrooms on 3 levels. OFF STREET parking for at least 6 cars! New hardwood floors in 3 out of 4 units, as well as 4 new water heaters. All seperate utilities. One unit is owner occupied and the other three are TAW and below market rents. Many possibilities for a savvy investor. Do not miss this! Offers to be reviewed Monday July 26th at 4pm. Seller reserves right to accept an offer beforehand.

17. 2021-08-09
    status Under Agreement 701-char remark

    Show marketing remark (701 chars)

    Great investment opportunity! Perfect property for an investor or owner occupant. 4 unit multi-family on a beautiful, quiet, dead end street. Excellent location in Everett with easy access to restaurants, public transporation and Boston. Just over 1 mile to the new Encore casino. 6 total bedrooms and 4 bathrooms on 3 levels. OFF STREET parking for at least 6 cars! New hardwood floors in 3 out of 4 units, as well as 4 new water heaters. All seperate utilities. One unit is owner occupied and the other three are TAW and below market rents. Many possibilities for a savvy investor. Do not miss this! Offers to be reviewed Monday July 26th at 4pm. Seller reserves right to accept an offer beforehand.

18. 2021-07-27
    historical Contingent 701-char remark

    Show marketing remark (701 chars)

    Great investment opportunity! Perfect property for an investor or owner occupant. 4 unit multi-family on a beautiful, quiet, dead end street. Excellent location in Everett with easy access to restaurants, public transporation and Boston. Just over 1 mile to the new Encore casino. 6 total bedrooms and 4 bathrooms on 3 levels. OFF STREET parking for at least 6 cars! New hardwood floors in 3 out of 4 units, as well as 4 new water heaters. All seperate utilities. One unit is owner occupied and the other three are TAW and below market rents. Many possibilities for a savvy investor. Do not miss this! Offers to be reviewed Monday July 26th at 4pm. Seller reserves right to accept an offer beforehand.

19. 2021-07-21
    listed $949,000 New 701-char remark

    Show marketing remark (701 chars)

    Great investment opportunity! Perfect property for an investor or owner occupant. 4 unit multi-family on a beautiful, quiet, dead end street. Excellent location in Everett with easy access to restaurants, public transporation and Boston. Just over 1 mile to the new Encore casino. 6 total bedrooms and 4 bathrooms on 3 levels. OFF STREET parking for at least 6 cars! New hardwood floors in 3 out of 4 units, as well as 4 new water heaters. All seperate utilities. One unit is owner occupied and the other three are TAW and below market rents. Many possibilities for a savvy investor. Do not miss this! Offers to be reviewed Monday July 26th at 4pm. Seller reserves right to accept an offer beforehand.

20. 1989-01-30
    soldstatus $216,000

ⓘ 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: $11,438 · $953/mo
• Projected year-2 tax: $12,785 · $1,065/mo
• Expected delta: +$1,347/yr (+$112/mo · 11.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $181,080
• − Mortgage interest: −$64,362
• − Property taxes: −$11,438
• − Insurance: −$5,745
• − Repairs & maintenance: −$14,486
• − Management: −$14,486
• − Depreciation: −$33,425
• Taxable income: $37,137
• Est. tax owed @ 24.0%: −$8,913
• After-tax cash flow: $44,652/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: 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

+431.9% since first listed

7 events — show timeline

• 2026-06-04 Price Changed $1,149,000 MLS PIN
• 2026-04-29 Listed $1,199,000 MLS PIN
• 2021-09-16 Sold (MLS) $1,000,000 MLS PIN
• 2021-08-09 Pending — MLS PIN
• 2021-07-27 Contingent — MLS PIN
• 2021-07-21 Listed $949,000 MLS PIN
• 1989-01-30 Sold (Public Records) $216,000 Public Records

Property tax history

+7.6%/yr

Latest (2025): $11,438 · +7.3% YoY. Source: county tax records.