51 Adams Ave · Everett, MA 02149

$720,000

4 bd · 2.0 ba · 1,576 sqft · MultiFamily public records · 41 Days on market

Built 1910 3,001 sqft lot $457/sqft · 14% below area Est $842k · 14% under

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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 +22.2/30.0
• ARV discount +14.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.1/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• 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

Located at 51 Adams Ave, Everett, MA, this multi-family residence in Middlesex County presents a compelling investment opportunity, offering a canvas for those with vision and a desire to cultivate value. This property is a great option for investors and handy homeowners. The kitchen, a central space within the home, features a wood wall and elegant crown molding, creating a distinctive aesthetic. This blend of character and detail provides a unique backdrop for culinary creativity and everyday living. This residence provides four bedrooms and two full bathrooms within its 1576 square feet of living area. The lot spans 3001 square feet and includes a fenced backyard, creating a private outdoor space. Situated in a residential area, the property offers a blend of community and personal space across its two stories. Built in 1910, this property offers the chance to revitalize a piece of Everett's history, transforming it into a lucrative investment.

Key facts

• Off street parking
• Fenced in backyard
• New windows

Tags

• OFF STREET PARKING
• QUIET RESIDENTIAL NEIGHBORHOOD
• FENCED IN BACKYARD
• PRIVATE OUTDOOR SPACE
• NEW WINDOWS

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: 3 off-street parking spaces (open)
• Utilities: Public water; Public sewer; Electric with circuit breakers; Gas available for range
• Home design: Multi-family property; 2 stories
• Construction: Frame construction; Stone foundation; Shingle roof; Built (year per public records)
• Exterior features: Enclosed porch; Wood deck; Cleared lot; Public road frontage

Interior

• Kitchen: Range
• Flooring: Wood; Tile; Vinyl; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water baseboard heating; Natural gas; Individual heating units (2); 1 cooling unit
• Interior features: Bathroom with tub and shower; Walk-up attic; Living room; Kitchen; Office/den; Insulated windows; Total of 10 rooms
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $720k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $720k).
• Recommended offer: $698k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 3.6% 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.
• Zoned schools: George Keverian School (math 15% / reading 26%, grade F, #776 of 938 statewide, top 83%, 897 students, 0% FRL); Everett High (math 23% / reading 42%, grade F, #254 of 343 statewide, top 74%, 2,231 students, 0% FRL) — zoned schools average 0% FRL vs 69% district-wide (69 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.0%/yr); 48 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 3,670 units permitted in Middlesex County in 2024 (2,611 in 5+ unit buildings).
• At $7,307/mo this rent would consume 103% 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 $5k of loan paydown is wiped out by about $22k 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 41 days — a 3% lower offer ($698k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 67% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $698,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 1910 — 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: 1.01% ✓
• Cap rate: 8.24%
• Cash-on-cash: 6.97%
• DSCR: 1.31
• GRM: 8.2

CMA / ARV

• ARV (median comp): $841,881
• List price: $720,000
• Delta: -14.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
51 Adams Ave	0.00mi	4/2.0	1,576 (0%)	3mo	$640,000	$406	98
13 Griswold St	0.27mi	4/3.0	1,764 (+12%)	20mo	$840,000	$476	47
652 Park Ave	0.46mi	4/2.5	1,804 (+14%)	20mo	$650,000	$360	36

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: 0.76×
• Total profit: $-49,308
• Equity at exit: $107,354

10-year hold

• IRR: 1.8%
• Equity multiple: 1.12×
• Total profit: $24,144
• Equity at exit: $62,252

Cash invested: $201,600 (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: 48
• Price-to-rent: 24.6×

Monthly cashflow live

• Estimated rent: $7,307 high
• Mortgage (P&I): −$3,776
• Tax from tax record: −$526 /mo · $6,316/yr
• Insurance: −$300
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,534
• Net cashflow: $1,170

Break-even live

Break-even rent $5,825

Max offer price $720,000

Occupancy floor 79%

Sensitivity live

Price	-10% $1,578	-5% $1,374	+0% $1,170	+5% $967	+10% $763
Rent	-10% $593	-5% $882	+0% $1,170	+5% $1,459	+10% $1,748
Rate	-1.0pp $1,533	-0.5pp $1,354	base $1,170	+0.5pp $984	+1.0pp $794

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	2	$7,308
Total (3 units)			$7,307

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: $180,000
• Closing costs: $21,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 Clarence St #2 Everett, MA	3.0	1.0	1500	$3,500	$2.33	19d	1	0.35mi
30 Lawrence St Unit 2 Everett, MA	3.0	1.0	1625	$3,200	$1.97	45d	1	0.47mi
21 Oakland Ave Unit 2 Everett, MA	3.0	1.0	1200	$2,600	$2.17	45d	1	0.50mi
405 Ferry St Unit 3 Everett, MA	3.0	1.0	1200	$2,600	$2.17	26d	1	0.53mi
20 Fairmount St Unit 2 Everett, MA	5.0	1.0	1400	$3,500	$2.50	45d	1	0.55mi
417-419 Ferry St Unit 2 Everett, MA	4.0	1.0	1200	$3,400	$2.83	45d	1	0.56mi
111 Oxford St Revere, MA	3.0	2.0	2233	$3,500	$1.57	21d	1	0.59mi
111 Oxford St Revere, MA	3.0	2.0	2233	$3,500	$1.57	26d	1	0.59mi
95 Waverly Ave Unit 2 Everett, MA	5.0	2.0	1800	$4,199	$2.33	45d	1	0.61mi
113 Ferry St Unit 2 Everett, MA	3.0	1.0	1100	$2,800	$2.55	45d	1	0.62mi
9 Rock Valley Ave Everett, MA	4.0	3.0	1586	$3,995	$2.52	45d	1	0.63mi
9 Rock Valley Ave Everett, MA	4.0	3.0	1394	$3,895	$2.79	26d	1	0.63mi
9 Rock Valley Ave Everett, MA	4.0	3.0	1586	$3,895	$2.46	19d	1	0.63mi
94-96 Francis St Unit 3 Everett, MA	4.0	1.0	1200	$3,850	$3.21	45d	1	0.64mi
2 Newland St Malden, MA	3.0	1.0	1200	$2,800	$2.33	0d	1	0.65mi
35 Murray St Unit 2 Chelsea, MA	3.0	1.0	1150	$3,000	$2.61	45d	1	0.72mi
33 George St Unit 2 Everett, MA	4.0	1.0	1560	$3,400	$2.18	45d	1	0.73mi
20 Jones St Unit 3 Everett, MA	3.0	1.0	1150	$2,800	$2.43	26d	1	0.75mi
38 Hancock St Unit 1 Everett, MA	3.0	1.0	1141	$2,745	$2.41	26d	1	0.78mi
41 S Irving St Unit A Revere, MA	3.0	1.0	1100	$3,000	$2.73	0d	1	0.78mi
42 Vernal St Everett, MA	3.0	1.5	1300	$3,300	$2.54	21d	1	0.79mi
61 Clinton St Everett, MA	3.0	1.0	1100	$3,200	$2.91	45d	1	0.81mi
32 Irving St Unit 1 Everett, MA	4.0	2.0	1500	$4,500	$3.00	26d	1	0.82mi
286 Fenno St #1 Revere, MA	3.0	2.0	1238	$3,000	$2.42	45d	1	0.88mi
155 Essex St Unit 2 Malden, MA	4.0	1.0	1200	$2,900	$2.42	19d	1	0.89mi
91 Waverly St Unit 2 Everett, MA	5.0	1.5	1650	$4,200	$2.55	19d	1	0.89mi
276 Fenno St Unit 3 Revere, MA	3.0	1.0	1100	$2,600	$2.36	45d	1	0.90mi
88 Cleveland Ave Everett, MA	3.0	1.0	1300	$3,300	$2.54	45d	1	0.93mi
201 Belmont St Unit B Everett, MA	3.0	3.0	1300	$3,500	$2.69	45d	1	0.93mi
292 Washington Ave Unit 2L Chelsea, MA	4.0	1.0	1200	$3,000	$2.50	26d	1	0.96mi
210 Prospect Ave Unit 210 Revere, MA	3.0	1.0	1400	$3,000	$2.14	45d	1	0.97mi
1760 Revere Beach Pkwy Everett, MA	1.0–3.0	1.0–2.0	997	$4,171	$4.18	0d	22	0.99mi
60 Essex St Unit 2 Revere, MA	3.0	1.0	1050	$2,800	$2.67	45d	1	0.99mi
403 Ferry St Unit 2 Malden, MA	3.0	1.0	1445	$2,800	$1.94	45d	1	1.04mi
242 Park Ave #5 Revere, MA	3.0	2.0	1310	$3,300	$2.52	45d	1	1.05mi
273 Cushman Ave Unit 1 Revere, MA	3.0	2.0	1350	$3,300	$2.44	3d	1	1.08mi
376 Ferry St Unit 1 Malden, MA	4.0	2.0	1310	$3,150	$2.40	21d	1	1.08mi
11 Stuart St Everett, MA	3.0	1.0	1283	$3,300	$2.57	25d	1	1.10mi
20 Festa Rd Unit 1 Revere, MA	3.0	1.5	1212	$3,500	$2.89	45d	1	1.11mi
73 Ridge Rd Revere, MA	3.0	1.0	1200	$3,500	$2.92	45d	1	1.14mi

Listing history 19 events

1. 2026-06-21
   days on market $720,000 Active 41 DOM
2. 2026-06-18
   days on market $720,000 Active 38 DOM
3. 2026-06-17
   days on market $720,000 Active 37 DOM
4. 2026-06-16
   days on market $720,000 Active 36 DOM
5. 2026-06-15
   days on market $720,000 Active 35 DOM
6. 2026-06-13
   days on market $720,000 Active 33 DOM
7. 2026-06-13
   days on market $720,000 Active 32 DOM
8. 2026-06-09
   days on market $720,000 Active 29 DOM
9. 2026-06-08
   days on market $720,000 Active 28 DOM
10. 2026-06-07
    days on market $720,000 Active 27 DOM
11. 2026-06-04
    days on market $720,000 Active 24 DOM
12. 2026-06-03
    days on market $720,000 Active 23 DOM
13. 2026-06-02
    days on market $720,000 Active 22 DOM
14. 2026-06-01
    days on market $720,000 Active 21 DOM
15. 2026-05-31
    days on market $720,000 Active 20 DOM
16. 2026-05-11
    listed $720,000 New 348-char remark
17. 2026-03-24
    soldstatus $640,000 Sold 961-char remark

    Show marketing remark (961 chars)

    Located at 51 Adams Ave, Everett, MA, this multi-family residence in Middlesex County presents a compelling investment opportunity, offering a canvas for those with vision and a desire to cultivate value. This property is a great option for investors and handy homeowners. The kitchen, a central space within the home, features a wood wall and elegant crown molding, creating a distinctive aesthetic. This blend of character and detail provides a unique backdrop for culinary creativity and everyday living. This residence provides four bedrooms and two full bathrooms within its 1576 square feet of living area. The lot spans 3001 square feet and includes a fenced backyard, creating a private outdoor space. Situated in a residential area, the property offers a blend of community and personal space across its two stories. Built in 1910, this property offers the chance to revitalize a piece of Everett's history, transforming it into a lucrative investment.

18. 2026-02-11
    status Under Agreement 961-char remark

    Show marketing remark (961 chars)

    Located at 51 Adams Ave, Everett, MA, this multi-family residence in Middlesex County presents a compelling investment opportunity, offering a canvas for those with vision and a desire to cultivate value. This property is a great option for investors and handy homeowners. The kitchen, a central space within the home, features a wood wall and elegant crown molding, creating a distinctive aesthetic. This blend of character and detail provides a unique backdrop for culinary creativity and everyday living. This residence provides four bedrooms and two full bathrooms within its 1576 square feet of living area. The lot spans 3001 square feet and includes a fenced backyard, creating a private outdoor space. Situated in a residential area, the property offers a blend of community and personal space across its two stories. Built in 1910, this property offers the chance to revitalize a piece of Everett's history, transforming it into a lucrative investment.

19. 2026-01-29
    listed $700,000 New 961-char remark

    Show marketing remark (961 chars)

    Located at 51 Adams Ave, Everett, MA, this multi-family residence in Middlesex County presents a compelling investment opportunity, offering a canvas for those with vision and a desire to cultivate value. This property is a great option for investors and handy homeowners. The kitchen, a central space within the home, features a wood wall and elegant crown molding, creating a distinctive aesthetic. This blend of character and detail provides a unique backdrop for culinary creativity and everyday living. This residence provides four bedrooms and two full bathrooms within its 1576 square feet of living area. The lot spans 3001 square feet and includes a fenced backyard, creating a private outdoor space. Situated in a residential area, the property offers a blend of community and personal space across its two stories. Built in 1910, this property offers the chance to revitalize a piece of Everett's history, transforming it into a lucrative investment.

ⓘ 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: $6,316 · $526/mo
• Projected year-2 tax: $7,586 · $632/mo
• Expected delta: +$1,270/yr (+$106/mo · 20.1%)

ⓘ 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 6/10 Major 7 d/yr ≥97°F today · 14 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: $87,684
• − Mortgage interest: −$40,331
• − Property taxes: −$6,316
• − Insurance: −$3,600
• − Repairs & maintenance: −$7,015
• − Management: −$7,015
• − Depreciation: −$20,945
• Taxable income: $2,462
• Est. tax owed @ 24.0%: −$591
• After-tax cash flow: $13,454/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

+2.9% since first listed

4 events — show timeline

• 2026-05-11 Listed $720,000 MLS PIN
• 2026-03-24 Sold (MLS) $640,000 MLS PIN
• 2026-02-11 Pending — MLS PIN
• 2026-01-29 Listed $700,000 MLS PIN

Property tax history

+6.2%/yr

Latest (2025): $6,316 · +8.3% YoY. Source: county tax records.