25 Almont Ave · Worcester, MA 01604

$825,000

9 bd · 3.0 ba · 4,296 sqft · MultiFamily public records · 38 Days on market

Built 1912 5,250 sqft lot $192/sqft · 15% above area Est $714k · 15% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.4/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +0.5/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

GROUP SHOWING CANCELLED- 11/17/17- OFFER ACCEPTED 3 Units/ 9 Beds. Gross Rental Income $39,564/ NOI $29,321 annually per seller. Low maintenance vinyl siding. Roof replace approx 5 years ago. Separate Utilities. Gas heat on all 3 floors, 2nd and 3rd floor systems approx 5 years old. Mostly replacement windows. Letters of full DE-LEADING compliance attached to listing. Also offered as part of 5 building/ 15 unit portfolio (see attached) MLS# 72229578. Group Showings Thursdays at 5-545 PM and Saturdays at 1-145PM. Do not disturb tenants. MUST RSVP.

Key facts

• 5,250 sq ft lot
• 3 parking spots
• Built 1912

Property features AI

Finance

• Other: Building area approximately 4,296 total; Lot approximately 0.12 acres
• HOA & community: Access to public transportation; Nearby park; Highway access; Not a senior community

Exterior

• Parking: Paved driveway; Open parking for 3 cars
• Utilities: Public water; Public sewer
• Home design: 3-family property; 3 stories; 3 total levels
• Construction: Approximately built (year per public records); Lead paint certified treated
• Exterior features: Enclosed patio/porch

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Unit 1: 1 level; Unit 2: 1 level; Unit 3: 1 level
• Flooring: Hardwood
• Bathrooms: 3 full bathrooms
• Heating & cooling: Natural gas heating; 3 heating zones/units
• Interior features: Living room; Dining room; Kitchen; Insulated windows
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 9-bed/3.0-bath multifamily listed at $825k.

Deal economics

• At list price, monthly cash flow is $11k ($132k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($21k rent vs $825k).
• Recommended offer: $800k (3.0% below list) — sets the bar for market timing.
• Cap rate 22.3% 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; 2,293 units permitted in Worcester County in 2024 (1,205 in 5+ unit buildings).
• At $20,807/mo this rent would consume 340% 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 $6k of loan paydown is wiped out by about $25k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 2.2% rent growth), your $231k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($800k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y 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.
• Current owner paid $319k; list at $825k implies a 159% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1912 — 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 $800,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1912 — 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 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: 2.52% ✓
• Cap rate: 22.33%
• Cash-on-cash: 57.27%
• DSCR: 3.55
• GRM: 3.3

CMA / ARV

• ARV (median comp): $714,383
• List price: $825,000
• Delta: 15.48%
• 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
112 Harrison St	0.46mi	9/3.0	4,329 (+1%)	3mo	$800,000	$185	75
47 Houghton St	0.37mi	9/3.0	4,545 (+6%)	1mo	$755,000	$166	72
169 Fairmont Ave	0.32mi	9/4.5	4,452 (+4%)	6mo	$900,000	$202	68
49 South St	0.63mi	9/3.0	4,218 (-2%)	3mo	$730,000	$173	65
44 Coral	0.55mi	9/3.0	4,050 (-6%)	0mo	$775,000	$191	64
26 South St	0.70mi	9/3.0	4,323 (+1%)	3mo	$691,275	$160	64
61 Cohasset St	0.27mi	10/4.0 (+1)	3,891 (-9%)	1mo	$871,500	$224	61
419 Grafton St	0.35mi	9/3.0	3,816 (-11%)	8mo	$715,000	$187	59
31 Chrome St	0.10mi	10/4.0 (+1)	4,825 (+12%)	9mo	$1,030,000	$213	59
173 Fairmont Ave	0.33mi	9/3.0	3,693 (-14%)	4mo	$840,000	$227	58
68 Dartmouth St	0.20mi	10/6.0 (+1)	4,664 (+9%)	3mo	$925,000	$198	57
247 Pilgrim Ave	0.60mi	9/6.0	4,239 (-1%)	4mo	$925,000	$218	55

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: 54.8%
• Equity multiple: 3.39×
• Total profit: $551,334
• Equity at exit: $123,010

10-year hold

• IRR: 59.6%
• Equity multiple: 6.69×
• Total profit: $1,315,190
• Equity at exit: $71,331

Cash invested: $231,000 (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 01604

• Home prices YoY: -26.9%
• Rents YoY: 2.2%
• Active inventory: 61
• Price-to-rent: 29.7×

Monthly cashflow live

• Estimated rent: $20,807 medium
• Mortgage (P&I): −$4,326
• Tax from tax record: −$744 /mo · $8,922/yr
• Insurance: −$344
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,369
• Net cashflow: $11,024

Break-even live

Break-even rent $6,853

Max offer price $825,000

Occupancy floor 42%

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

Units	Beds	Baths	Est. rent
▸ 9× units	3	1	$20,808
Total (9 units)			$20,807

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: $206,250
• Closing costs: $24,750
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $825,000 Active 38 DOM
2. 2026-06-17
   days on market $825,000 Active 37 DOM
3. 2026-06-16
   days on market $825,000 Active 36 DOM
4. 2026-06-15
   days on market $825,000 Active 35 DOM
5. 2026-06-14
   days on market $825,000 Active 33 DOM
6. 2026-06-10
   days on market $825,000 Active 30 DOM
7. 2026-06-09
   days on market $825,000 Active 29 DOM
8. 2026-06-08
   days on market $825,000 Active 28 DOM
9. 2026-06-07
   days on market $825,000 Active 27 DOM
10. 2026-06-05
    days on market $825,000 Active 24 DOM
11. 2026-06-03
    days on market $825,000 Active 23 DOM
12. 2026-06-02
    days on market $825,000 Active 22 DOM
13. 2026-06-01
    days on market $825,000 Active 21 DOM
14. 2026-05-31
    days on market $825,000 Active 20 DOM
15. 2026-05-31
    days on market $825,000 Active 19 DOM
16. 2026-05-11
    listed $825,000 New 631-char remark
17. 2018-01-09
    soldstatus $319,000 Sold 556-char remark

    Show marketing remark (556 chars)

    GROUP SHOWING CANCELLED- 11/17/17- OFFER ACCEPTED 3 Units/ 9 Beds. Gross Rental Income $39,564/ NOI $29,321 annually per seller. Low maintenance vinyl siding. Roof replace approx 5 years ago. Separate Utilities. Gas heat on all 3 floors, 2nd and 3rd floor systems approx 5 years old. Mostly replacement windows. Letters of full DE-LEADING compliance attached to listing. Also offered as part of 5 building/ 15 unit portfolio (see attached) MLS# 72229578. Group Showings Thursdays at 5-545 PM and Saturdays at 1-145PM. Do not disturb tenants. MUST RSVP.

18. 2017-11-17
    status Contingent 556-char remark

    Show marketing remark (556 chars)

    GROUP SHOWING CANCELLED- 11/17/17- OFFER ACCEPTED 3 Units/ 9 Beds. Gross Rental Income $39,564/ NOI $29,321 annually per seller. Low maintenance vinyl siding. Roof replace approx 5 years ago. Separate Utilities. Gas heat on all 3 floors, 2nd and 3rd floor systems approx 5 years old. Mostly replacement windows. Letters of full DE-LEADING compliance attached to listing. Also offered as part of 5 building/ 15 unit portfolio (see attached) MLS# 72229578. Group Showings Thursdays at 5-545 PM and Saturdays at 1-145PM. Do not disturb tenants. MUST RSVP.

19. 2017-11-16
    status Back On Market 556-char remark

    Show marketing remark (556 chars)

    GROUP SHOWING CANCELLED- 11/17/17- OFFER ACCEPTED 3 Units/ 9 Beds. Gross Rental Income $39,564/ NOI $29,321 annually per seller. Low maintenance vinyl siding. Roof replace approx 5 years ago. Separate Utilities. Gas heat on all 3 floors, 2nd and 3rd floor systems approx 5 years old. Mostly replacement windows. Letters of full DE-LEADING compliance attached to listing. Also offered as part of 5 building/ 15 unit portfolio (see attached) MLS# 72229578. Group Showings Thursdays at 5-545 PM and Saturdays at 1-145PM. Do not disturb tenants. MUST RSVP.

20. 2017-10-30
    status Under Agreement 556-char remark

    Show marketing remark (556 chars)

    GROUP SHOWING CANCELLED- 11/17/17- OFFER ACCEPTED 3 Units/ 9 Beds. Gross Rental Income $39,564/ NOI $29,321 annually per seller. Low maintenance vinyl siding. Roof replace approx 5 years ago. Separate Utilities. Gas heat on all 3 floors, 2nd and 3rd floor systems approx 5 years old. Mostly replacement windows. Letters of full DE-LEADING compliance attached to listing. Also offered as part of 5 building/ 15 unit portfolio (see attached) MLS# 72229578. Group Showings Thursdays at 5-545 PM and Saturdays at 1-145PM. Do not disturb tenants. MUST RSVP.

21. 2017-10-23
    listed $319,000 New 556-char remark

    Show marketing remark (556 chars)

    GROUP SHOWING CANCELLED- 11/17/17- OFFER ACCEPTED 3 Units/ 9 Beds. Gross Rental Income $39,564/ NOI $29,321 annually per seller. Low maintenance vinyl siding. Roof replace approx 5 years ago. Separate Utilities. Gas heat on all 3 floors, 2nd and 3rd floor systems approx 5 years old. Mostly replacement windows. Letters of full DE-LEADING compliance attached to listing. Also offered as part of 5 building/ 15 unit portfolio (see attached) MLS# 72229578. Group Showings Thursdays at 5-545 PM and Saturdays at 1-145PM. Do not disturb tenants. MUST RSVP.

22. 2011-10-17
    soldstatus $110,000 Sold

    Show marketing remark (282 chars)

    One of the famous homes on the THREE DECKERS poster in many real estate offices... Handy person Special in a great area just off Hamilton. In need of updating throughout. But this old house is worth the effort. Family member on 1st floor while 2nd and 3rd are vacant. BRING OFFERS.

23. 2011-09-01
    historical Under Agreement

    Show marketing remark (282 chars)

    One of the famous homes on the THREE DECKERS poster in many real estate offices... Handy person Special in a great area just off Hamilton. In need of updating throughout. But this old house is worth the effort. Family member on 1st floor while 2nd and 3rd are vacant. BRING OFFERS.

24. 2011-08-22
    listed $119,900 New

    Show marketing remark (282 chars)

    One of the famous homes on the THREE DECKERS poster in many real estate offices... Handy person Special in a great area just off Hamilton. In need of updating throughout. But this old house is worth the effort. Family member on 1st floor while 2nd and 3rd are vacant. BRING OFFERS.

ⓘ 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: $8,922 · $744/mo
• Projected year-2 tax: $9,535 · $795/mo
• Expected delta: +$613/yr (+$51/mo · 6.9%)

ⓘ 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: $249,684
• − Mortgage interest: −$46,213
• − Property taxes: −$8,922
• − Insurance: −$4,125
• − Repairs & maintenance: −$19,975
• − Management: −$19,975
• − Depreciation: −$24,000
• Taxable income: $126,475
• Est. tax owed @ 24.0%: −$30,354
• After-tax cash flow: $101,933/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

+588.1% since first listed

9 events — show timeline

• 2026-05-11 Listed $825,000 MLS PIN
• 2018-01-09 Sold (MLS) $319,000 MLS PIN
• 2017-11-17 Pending — MLS PIN
• 2017-11-16 Relisted — MLS PIN
• 2017-10-30 Pending — MLS PIN
• 2017-10-23 Listed $319,000 MLS PIN
• 2011-10-17 Sold (MLS) $110,000 MLS PIN
• 2011-09-01 Contingent — MLS PIN
• 2011-08-22 Listed $119,900 MLS PIN

Property tax history

+7.1%/yr

Latest (2023): $8,922 · +14.9% YoY. Source: county tax records.