150 Kemp St · Devens, MA 01450

$400,000

3 bd · 2.0 ba · 1,854 sqft · Other · 60 Days on market

Built 1900 3.92 ac lot $216/sqft · 32% below area Est $592k · 32% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +9.5/30.0
• Schools +6.1/10.0
• Livability +3.6/5.0
• 1% rule +3.3/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Don't miss this exceptional chance to secure nearly 4 acres in desirable West Groton. Whether you're a developer, investor, or buyer looking to build your dream home, this parcel offers the kind of usable, ready-to-go land that's increasingly hard to find in the area. The property currently features two single-family structures, both offered in as-is condition and priced accordingly — value is in the land. With the hard work already started, an approved septic plan is on file, giving your project a meaningful head start through the permitting process. The mostly cleared acreage provides the canvas to build that dream home of yours. The West Groton location offers a quiet, rural feel w

Key facts

• West groton location
• Approved septic plan
• Mostly cleared land

Tags

• NEARLY 4 ACRES
• MOSTLY CLEARED LAND
• TWO SINGLE-FAMILY STRUCTURES
• APPROVED SEPTIC PLAN
• WEST GROTON LOCATION
• EASY ACCESS TO GROTON CENTER

Property features AI

Finance

• Other: Property includes a guest house / ADU; Lot size approximately 3.92 acres
• HOA & community: Not a senior community

Exterior

• Parking: Carport; Off-street unpaved parking; 6 parking spaces (including open parking)
• Utilities: Public water; Sewer: inspection required for sale
• Home design: Single-family residence; White and red exterior color
• Construction: Frame construction; Shingle roof; 600 sq ft foundation area; Built year per public records (actual)
• Exterior features: Porch; Guest house / accessory dwelling unit (ADU); Storage; Cleared, gentle sloping lot; Paved public road frontage

Interior

• Kitchen: No appliances included
• Flooring: Plywood flooring; Pine flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Oil heating
• Interior features: 6 total rooms; Unfinished interior-entry basement; Storage space; Porch (interior access to porch area)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $400k.

Deal economics

• At list price, monthly cash flow is $-278 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $351k (12.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $330k (17.5% below list).
• Recommended offer: $330k (17.5% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 1.7% in Devens — 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 72/100 on livability (#120 in MA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Groton-Dunstable (rural): math 61% / reading 68% proficiency, ranked #37 of 302 in MA (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 5% free/reduced lunch — higher-income household profile.
• Zoned schools: Groton Dunstable Regional Middle (math 55% / reading 64%, grade B, #42 of 305 statewide, top 15%, 723 students, 0% FRL); Groton Dunstable Regional (math 82% / reading 82%, grade A, #33 of 343 statewide, top 11%, 680 students, 0% FRL).
• Market conditions: 26 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3,670 units permitted in Middlesex County in 2024 (2,611 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($388k) 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: moderate wind risk, 26% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $330,000 (17.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.83% ✗
• Cap rate: 5.46%
• Cash-on-cash: -2.98%
• DSCR: 0.87
• GRM: 10.1

CMA / ARV

• ARV (median comp): $592,456
• List price: $400,000
• Delta: -32.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -21.2%
• Equity multiple: 0.26×
• Total profit: $-82,398
• Equity at exit: $59,641

10-year hold

• IRR: -14.7%
• Equity multiple: 0.16×
• Total profit: $-94,044
• Equity at exit: $34,585

Cash invested: $112,000 (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 01450

• Home prices YoY: -25.8%
• Active inventory: 26
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $3,300 medium
• Mortgage (P&I): −$2,098
• Tax from tax record: −$621 /mo · $7,448/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$693
• Net cashflow: $-278

Break-even live

Break-even rent $3,652

Max offer price $350,894

Occupancy floor —

Sensitivity live

Price	-10% $-52	-5% $-165	+0% $-278	+5% $-391	+10% $-504
Rent	-10% $-539	-5% $-408	+0% $-278	+5% $-148	+10% $-17
Rate	-1.0pp $-77	-0.5pp $-176	base $-278	+0.5pp $-382	+1.0pp $-487

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30 Groton Rd Shirley, MA	4.0	3.0	1800	$3,300	$1.83	0d	1	1.07mi

Listing history 16 events

1. 2026-06-21
   days on market $400,000 Active 60 DOM
2. 2026-06-18
   days on market $400,000 Active 57 DOM
3. 2026-06-17
   days on market $400,000 Active 56 DOM
4. 2026-06-16
   days on market $400,000 Active 55 DOM
5. 2026-06-15
   days on market $400,000 Active 54 DOM
6. 2026-06-13
   days on market $400,000 Active 52 DOM
7. 2026-06-13
   days on market $400,000 Active 51 DOM
8. 2026-06-09
   days on market $400,000 Active 48 DOM
9. 2026-06-08
   days on market $400,000 Active 47 DOM
10. 2026-06-07
    days on market $400,000 Active 46 DOM
11. 2026-06-04
    days on market $400,000 Active 43 DOM
12. 2026-06-03
    days on market $400,000 Active 42 DOM
13. 2026-06-02
    days on market $400,000 Active 41 DOM
14. 2026-06-01
    days on market $400,000 Active 40 DOM
15. 2026-05-31
    days on market $400,000 Active 39 DOM
16. 2026-04-22
    listed $400,000 New 916-char remark

ⓘ 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: $7,448 · $621/mo
• Projected year-2 tax: $7,448 · $621/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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,600
• − Mortgage interest: −$22,406
• − Property taxes: −$7,448
• − Insurance: −$2,000
• − Repairs & maintenance: −$3,168
• − Management: −$3,168
• − Depreciation: −$11,636
• Taxable loss: −$10,227
• Est. tax savings @ 24.0%: +$2,454
• After-tax cash flow: $-881/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: Groton-Dunstable
• NCES district ID: 2505500
• Math proficiency: 61% ▼ -11.00%
• Reading proficiency: 68% ▼ -2.00%
• Median HH income: $115,618
• Composite: 61.06/100
• National rank: #792
• State rank: #37 of 302 in MA

Livability — Devens

• Score: 72/100
• State rank: #120
• US rank: #6361

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,889
• Population (ZIP): 11,228

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: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 7% Asian 6% Hispanic / Latino 4% Black 1%
• Common ancestry: Romanian 6% Lithuanian 4% Slovak 2%
• Foreign-born: 11% · Canada, China, Vietnam
• Languages at home: 90% English-only · Other Indo-European 3% Spanish 2% French/Haitian/Cajun 2%

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: ▼ -89.77%
• Current HPI: 258.6137
• Rent YoY: —
• Metro: —
• 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

• 2026-04-22 Listed $400,000 MLS PIN

Property tax history

+2.3%/yr

Latest (2025): $7,448 · +2.8% YoY. Source: county tax records.