0 Main · Whitinsville, MA 01534

$250,000

3 bd · None ba · 900 sqft · Land · 35 Days on market

Built 1935 $278/sqft · 37% below area Est $400k · 37% under

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Why this score? — see what drove the B- 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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +6.6/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Summer Retreat. Come sip coffee by the water at this rustic cabin right on Meadow Pond. Escape the noise and go back to the basics , when life was simpler. Enjoy peaceful mornings, waterfront views, and the charm of cabin living. A perfect seasonal getaway to relax and enjoy lake life. Open House Saturday, May 16th 9:30 AM – 11:00 AM

Key facts

• Meadow pond
• Waterfront views
• Seasonal getaway

Tags

• WATERFRONT VIEWS
• CABIN LIVING
• SEASONAL GETAWAY
• MEADOW POND

Property features AI

Finance

• Other: Property located at end of causeway on Main Street
• HOA & community: Not a senior community

Exterior

• Parking: 2 open parking spaces; Shared driveway, off-street, unpaved parking
• Utilities: Private water source; 100 Amp electric service; Electric range hookup available
• Home design: Single family residence; Frame and log construction; Brown exterior color; Approximately built (year per public records)
• Construction: Frame and log construction; Irregular foundation; Shingle roof
• Exterior features: Shingle roof; Enclosed porch; Wooded lot with easements; Waterfront on a lake; within 0 to 1/10 mile to the beach; Waterview of the lake

Interior

• Kitchen: Refrigerator included
• Bedrooms: Total of 4 rooms (bedroom count not specified)
• Flooring: Wood
• Interior features: Wood flooring throughout; Enclosed porch

What this means for you Summary

Snapshot

• This is a 3-bed/?-bath land listed at $250k.

Deal economics

• At list price, monthly cash flow is $563 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $242k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 2.0% in Whitinsville — 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 65/100 on livability (#178 in MA) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A, crime B+; Watch: amenities F, commute F, cost of living D-.
• Northbridge (suburban): math 28% / reading 43% proficiency, ranked #218 of 302 in MA (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Northbridge Elementary School (math 25% / reading 40%, grade F, #624 of 938 statewide, top 67%, 953 students, 0% FRL); Northbridge Middle (math 28% / reading 42%, grade F, #179 of 305 statewide, top 60%, 481 students, 0% FRL); Northbridge High (math 42% / reading 67%, grade C-, #157 of 343 statewide, top 47%, 513 students, 0% FRL) — zoned schools average 0% FRL vs 26% district-wide (26 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 16 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,293 units permitted in Worcester County in 2024 (1,205 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $242,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1935 — 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 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: 1.16% ✓
• Cap rate: 9.00%
• Cash-on-cash: 9.66%
• DSCR: 1.43
• GRM: 7.2

CMA / ARV

• ARV (median comp): $399,701
• List price: $250,000
• Delta: -37.45%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -1.7%
• Equity multiple: 0.93×
• Total profit: $-4,590
• Equity at exit: $37,276

10-year hold

• IRR: 8.0%
• Equity multiple: 1.61×
• Total profit: $42,379
• Equity at exit: $21,615

Cash invested: $70,000 (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 01534

• Home prices YoY: -14.7%
• Active inventory: 16
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,900 medium
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $563

Break-even live

Break-even rent $2,187

Max offer price $250,000

Occupancy floor 76%

Sensitivity live

Price	-10% $736	-5% $650	+0% $563	+5% $477	+10% $391
Rent	-10% $334	-5% $449	+0% $563	+5% $678	+10% $792
Rate	-1.0pp $689	-0.5pp $627	base $563	+0.5pp $499	+1.0pp $433

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
Presidential ESTS Northbridge, MA	1.0–2.0	1.0	912	$2,900	$3.18	15d	7	0.57mi

Listing history 18 events

1. 2026-06-22
   statusdays on market $250,000 Under Agreement 35 DOM
2. 2026-06-18
   days on market $250,000 Active 34 DOM
3. 2026-06-17
   days on market $250,000 Active 33 DOM
4. 2026-06-16
   days on market $250,000 Active 32 DOM
5. 2026-06-15
   days on market $250,000 Active 31 DOM
6. 2026-06-14
   days on market $250,000 Active 29 DOM
7. 2026-06-13
   days on market $250,000 Active 28 DOM
8. 2026-06-10
   days on market $250,000 Active 26 DOM
9. 2026-06-09
   days on market $250,000 Active 25 DOM
10. 2026-06-08
    days on market $250,000 Active 24 DOM
11. 2026-06-07
    days on market $250,000 Active 23 DOM
12. 2026-06-05
    days on market $250,000 Active 20 DOM
13. 2026-06-03
    days on market $250,000 Active 19 DOM
14. 2026-06-02
    days on market $250,000 Active 18 DOM
15. 2026-06-01
    days on market $250,000 Active 17 DOM
16. 2026-05-31
    days on market $250,000 Active 16 DOM
17. 2026-05-31
    days on market $250,000 Active 15 DOM
18. 2026-05-15
    listed $250,000 New 341-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $34,800
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,784
• − Management: −$2,784
• − Depreciation: −$7,273
• Taxable income: $2,955
• Est. tax owed @ 24.0%: −$709
• After-tax cash flow: $6,050/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: Northbridge
• NCES district ID: 2508940
• Math proficiency: 28% ▼ -15.00%
• Reading proficiency: 43% ▼ -6.00%
• Median HH income: $69,736
• Composite: 32.59/100
• National rank: #5677
• State rank: #218 of 302 in MA

Livability — Whitinsville

• Score: 65/100
• State rank: #178
• US rank: #12406

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 10,357
• Population (ZIP): 6,097

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: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 7% Two or more races 4% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Lithuanian 8% Romanian 8% Slovak 4%
• Foreign-born: 5% · Canada, China, Vietnam
• Languages at home: 89% English-only · Spanish 3% Other Indo-European 2% Vietnamese 2%

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: ▼ -45.47%
• Current HPI: 263.9639
• 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

• 2026-05-15 Listed $250,000 MLS PIN