27 Shaw St · Lowell, MA 01851

$650,000

7 bd · 2.0 ba · 3,064 sqft · MultiFamily public records · 60 Days on market

Built 1900 3,485 sqft lot $212/sqft · 8% below area Est $705k · 8% 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).

• Cash flow +14.3/30.0
• ARV discount +11.0/15.0
• DSCR +4.3/10.0
• Livability +4.0/5.0
• 1% rule +3.5/10.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Bank Owned Property! All Offers MUST be accompanied with lender specific Pre-Approval or Proof or Funds Letter. Offers are subject to Bank’s Addendum. This home is sold “As Is”; Home Inspection for informational purposes only and must be completed within 5 days of signed offer. Offer instructions and sample addendums available through MA Pass.

Key facts

• Large eat-in kitchen
• Bonus room
• Two family home

Tags

• TWO FAMILY HOME
• BONUS ROOM
• LARGE EAT-IN KITCHEN
• COMMUTER-FRIENDLY LOCATION

Property features AI

Finance

• Other: Building total area listed as 3,064; Lot size approximately 0.08 acres; Public records as source for year built
• Financial info: No investor-specific income or expense details provided
• HOA & community: Not a senior community; Community offers nearby public transportation, shopping, medical facility, laundromat, highway access, public school, T-Station, and university access

Exterior

• Parking: Open parking available
• Security: No security features listed
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Multi-family property; 3 total stories; 3 levels total; Approximate year built (from public records); Solar energy generation
• Construction: Frame construction; Stone foundation
• Exterior features: Gentle sloping lot; Public road frontage; Shingle roof

Interior

• Kitchen: Includes standard kitchen (specific appliances not listed)
• Bedrooms: Unit 1: 1 level; Unit 2: 2 levels
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: 2 heating units; No cooling units listed
• Interior features: Living room; Kitchen; 13 total rooms
• Laundry & utility: No specific laundry appliances listed

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/1.0-bath units multifamily listed at $650k.

Deal economics

• At list price, monthly cash flow is $116 ($1k/yr) — positive. Per door: $58/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $552k (15.1% below list).
• Recommended offer: $552k (15.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 2.9% in Lowell — 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 (#36 in MA, #1,677 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: crime F, cost of living F.
• Lowell (suburban): math 20% / reading 28% proficiency, ranked #277 of 302 in MA (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Abraham Lincoln (math 17% / reading 32%, grade F, #721 of 938 statewide, top 79%, 492 students, 0% FRL); Lowell High (math 40% / reading 50%, grade D-, #201 of 343 statewide, top 59%, 3,167 students, 0% FRL) — zoned schools average 0% FRL vs 64% district-wide (64 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.2%/yr); 22 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 $5,516/mo this rent would consume 72% of the median local household income ($92k/yr) (locally 1866% 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 $4k of loan paydown is wiped out by about $20k 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 ($630k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 31y ago; this cycle's ask has dropped $55k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $112k; list at $650k implies a 480% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $551,600 (15.1% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 15% 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 1900 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 0.85% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.76%
• DSCR: 1.03
• GRM: 9.8

CMA / ARV

• ARV (median comp): $704,963
• List price: $650,000
• Delta: -7.80%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
118 & 120 Gates St	0.24mi	7/2.0	2,793 (-9%)	12mo	$685,000	$245	64
246-248 Shaw St	0.41mi	6/2.0 (-1)	2,916 (-5%)	6mo	$672,000	$230	63
117-119 Liberty	0.16mi	7/2.0	2,626 (-14%)	13mo	$683,000	$260	58
23 Ralph St	0.41mi	7/3.0	3,288 (+7%)	16mo	$595,000	$181	52
53 Royal St	0.34mi	6/2.5 (-1)	3,444 (+12%)	7mo	$730,000	$212	51
36 Highland Ave	0.62mi	6/2.0 (-1)	3,215 (+5%)	10mo	$860,000	$267	50
390 Wilder St	0.53mi	6/2.0 (-1)	2,963 (-3%)	18mo	$755,000	$255	50
23-25 Mckinley Ave	0.75mi	6/3.0 (-1)	3,126 (+2%)	7mo	$710,000	$227	47
143 Branch St	0.49mi	8/4.0 (+1)	2,927 (-4%)	11mo	$680,000	$232	47
242 Parker St	0.53mi	6/2.0 (-1)	2,829 (-8%)	12mo	$670,000	$237	47
68 Forest St	0.65mi	6/2.0 (-1)	2,798 (-9%)	11mo	$735,000	$263	41
1000 Central St	0.72mi	8/3.5 (+1)	3,426 (+12%)	8mo	$815,000	$238	29

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 · 4.15% rent growth · sell at horizon

5-year hold

• IRR: -13.9%
• Equity multiple: 0.50×
• Total profit: $-91,573
• Equity at exit: $96,917

10-year hold

• IRR: -3.4%
• Equity multiple: 0.76×
• Total profit: $-43,419
• Equity at exit: $56,200

Cash invested: $182,000 (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 01851

• Home prices YoY: -22.6%
• Rents YoY: 4.2%
• Active inventory: 22
• Price-to-rent: 19.6×

Monthly cashflow live

• Estimated rent: $5,516 high
• Mortgage (P&I): −$3,409
• Tax from tax record: −$562 /mo · $6,749/yr
• Insurance: −$271
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,158
• Net cashflow: $116

Break-even live

Break-even rent $5,370

Max offer price $650,000

Occupancy floor 93%

Sensitivity live

Price	-10% $484	-5% $300	+0% $116	+5% $-68	+10% $-252
Rent	-10% $-320	-5% $-102	+0% $116	+5% $334	+10% $551
Rate	-1.0pp $443	-0.5pp $281	base $116	+0.5pp $-53	+1.0pp $-224

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

Units	Beds	Baths	Est. rent
▸ 2× units	4	1	$5,516
Total (2 units)			$5,516

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: $162,500
• Closing costs: $19,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13 Phillips St Lowell, MA	6.0	2.0	2500	$3,500	$1.40	45d	1	0.90mi

Listing history 30 events

1. 2026-06-21
   days on market $650,000 Active 60 DOM
2. 2026-06-18
   days on market $650,000 Active 57 DOM
3. 2026-06-17
   days on market $650,000 Active 56 DOM
4. 2026-06-16
   days on market $650,000 Active 55 DOM
5. 2026-06-15
   days on market $650,000 Active 54 DOM
6. 2026-06-13
   days on market $650,000 Active 52 DOM
7. 2026-06-13
   days on market $650,000 Active 51 DOM
8. 2026-06-09
   days on market $650,000 Active 48 DOM
9. 2026-06-08
   days on market $650,000 Active 47 DOM
10. 2026-06-07
    statusdays on market $650,000 Active 46 DOM
11. 2026-06-04
    days on market $650,000 Price Changed 43 DOM
12. 2026-06-03
    pricestatusdays on market $650,000 Price Changed 42 DOM
13. 2026-06-02
    days on market $675,000 Active 41 DOM
14. 2026-06-01
    days on market $675,000 Active 40 DOM
15. 2026-05-31
    days on market $675,000 Active 39 DOM
16. 2026-05-04
    price $675,000 678-char remark
17. 2026-04-22
    listed $705,000 New 678-char remark
18. 2026-04-10
    price $2,650
19. 2026-03-21
    listed $2,900
20. 2010-06-30
    soldstatus $112,000 Sold 363-char remark

    Show marketing remark (363 chars)

    Bank Owned Property! All Offers MUST be accompanied with lender specific Pre-Approval or Proof or Funds Letter. Offers are subject to Bank’s Addendum. This home is sold “As Is”; Home Inspection for informational purposes only and must be completed within 5 days of signed offer. Offer instructions and sample addendums available through MA Pass.

21. 2010-05-28
    historical Active (Accepted Offer to Purchase) 363-char remark

    Show marketing remark (363 chars)

    Bank Owned Property! All Offers MUST be accompanied with lender specific Pre-Approval or Proof or Funds Letter. Offers are subject to Bank’s Addendum. This home is sold “As Is”; Home Inspection for informational purposes only and must be completed within 5 days of signed offer. Offer instructions and sample addendums available through MA Pass.

22. 2010-05-25
    listed $97,900 New 363-char remark

    Show marketing remark (363 chars)

    Bank Owned Property! All Offers MUST be accompanied with lender specific Pre-Approval or Proof or Funds Letter. Offers are subject to Bank’s Addendum. This home is sold “As Is”; Home Inspection for informational purposes only and must be completed within 5 days of signed offer. Offer instructions and sample addendums available through MA Pass.

23. 1998-10-13
    soldstatus $73,500

    Show marketing remark (132 chars)

    GOOD RENTAL PROPERTY. CONVENIENT LOCATION. MANY UPDATES. HEAT: 1ST FL. FHAXGAS; 2ND FL. GAS SPACE HEATER; 3RD, ELECTRIC BASE BOARD.

24. 1998-10-13
    soldstatus $73,500

    Show marketing remark (132 chars)

    GOOD RENTAL PROPERTY. CONVENIENT LOCATION. MANY UPDATES. HEAT: 1ST FL. FHAXGAS; 2ND FL. GAS SPACE HEATER; 3RD, ELECTRIC BASE BOARD.

25. 1998-08-06
    historical

    Show marketing remark (132 chars)

    GOOD RENTAL PROPERTY. CONVENIENT LOCATION. MANY UPDATES. HEAT: 1ST FL. FHAXGAS; 2ND FL. GAS SPACE HEATER; 3RD, ELECTRIC BASE BOARD.

26. 1998-07-27
    listed $74,900

    Show marketing remark (132 chars)

    GOOD RENTAL PROPERTY. CONVENIENT LOCATION. MANY UPDATES. HEAT: 1ST FL. FHAXGAS; 2ND FL. GAS SPACE HEATER; 3RD, ELECTRIC BASE BOARD.

27. 1995-11-07
    soldstatus $38,000
28. 1995-11-07
    soldstatus $38,000
29. 1995-10-11
    historical
30. 1995-08-14
    listed $39,900

ⓘ 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: $6,749 · $562/mo
• Projected year-2 tax: $7,372 · $614/mo
• Expected delta: +$623/yr (+$52/mo · 9.2%)

ⓘ 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 5/10 Major 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $66,192
• − Mortgage interest: −$36,410
• − Property taxes: −$6,749
• − Insurance: −$3,250
• − Repairs & maintenance: −$5,295
• − Management: −$5,295
• − Depreciation: −$18,909
• Taxable loss: −$9,717
• Est. tax savings @ 24.0%: +$2,332
• After-tax cash flow: $3,721/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: Lowell
• NCES district ID: 2507020
• Math proficiency: 20% ▼ -18.00%
• Reading proficiency: 28% ▼ -11.00%
• Median HH income: $49,291
• Composite: 21.14/100
• National rank: #8430
• State rank: #277 of 302 in MA

Livability — Lowell

• Score: 80/100
• State rank: #36
• US rank: #1677

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lowell, MA
• County: Middlesex County · 1,437,704 people
• City population: 100,628
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 33,403
• Household income: $92,401
• Rent vs Own: 56.3% rent · 43.7% own
• Severe rent burden: 1866.0

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 0.71)
• Race & ethnicity: Asian 40% White 31% Hispanic / Latino 14% Black 9% Two or more races 8%
• Hispanic origin (detail): Puerto Rican 6% Dominican 4%
• Common ancestry: Estonian 3% Lithuanian 3% Romanian 2%
• Foreign-born: 39% · Canada, Vietnam, Jamaica
• Languages at home: 48% English-only · Other Asian/Pacific 26% Spanish 10% Other Indo-European 7%

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: ▼ -120.87%
• Current HPI: 414.2799
• Rent YoY: ▲ 4.15%
• 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

+1529.1% since first listed

16 events — show timeline

• 2026-06-02 Price Changed $650,000 MLS PIN
• 2026-05-04 Price Changed $675,000 MLS PIN
• 2026-04-22 Listed $705,000 MLS PIN
• 2026-04-10 Price Changed $2,650 RENTALBEAST
• 2026-03-21 Listed for Rent $2,900 RENTALBEAST
• 2010-06-30 Sold (MLS) $112,000 MLS PIN
• 2010-05-28 Contingent — MLS PIN
• 2010-05-25 Listed $97,900 MLS PIN
• 1998-10-13 Sold (Public Records) $73,500 Public Records
• 1998-10-13 Sold (MLS) $73,500 MLS PIN
• 1998-08-06 Listing Removed — MLS PIN
• 1998-07-27 Listed $74,900 MLS PIN
• 1995-11-07 Sold (Public Records) $38,000 Public Records
• 1995-11-07 Sold (MLS) $38,000 MLS PIN
• 1995-10-11 Listing Removed — MLS PIN
• 1995-08-14 Listed $39,900 MLS PIN

Property tax history

+5.5%/yr

Latest (2025): $6,749 · +7.9% YoY. Source: county tax records.