600 Main St · Ashby, MA 01431

$375,000

4 bd · 2.5 ba · 2,001 sqft · SingleFamily public records · 36 Days on market

Built 1820 8.50 ac lot $187/sqft · 25% below area Est $503k · 25% 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 +15.6/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• Schools +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOTIVATED SELLER. Reduced price comes complete with new septic system, and all with more than 8 acres of lightly wooded land with frontage on 3 roads! Welcome to "farm country". This well maintained old farm house with attached 30' x 36', 3 story barn with hay loft, welcomes the next generation. This is a very comfortable home, and a property with many possibilities. The present owners had horses in days gone by, so it may be well suited for that purpose again. Parts of the barn have been nicely annexed into living area in the family room and utility room. The rooms are nicely finished and are complimented with hardwood floors in most areas. There is a full bath on the first and second floors, with a large laundry room on the first floor. There is a sunny 12'x20' three season porch overlooking the back acreage. If you are the person who enjoys well kept older homes, then come take a look, you won't be disappointed.

Key facts

• 8.5 scenic acres
• Walk-in storage room
• Three-season porch

Tags

• ATTACHED 3-STORY BARN
• 8.5 SCENIC ACRES
• KITCHEN WITH GAS COOKING
• OVERSIZED LAUNDRY ROOM
• THREE-SEASON PORCH
• WALK-IN STORAGE ROOM

Property features AI

Finance

• Other: Property located at 600 Main St, Ashby MA; Lot size approximately 8.5 acres
• HOA & community: Nearby shopping, parks, conservation area and public school; Stable(s) noted in community features; Not a senior community

Exterior

• Parking: Detached barn/garage and stone/gravel parking areas; One garage space (covered); Four open parking spaces (total 5 parking spaces)
• Utilities: Private water; Private sewer; Gas hookup for range; Washer hookup; Electric dryer hookup
• Home design: Single-family residence; White exterior color; 2,001 above-grade finished area
• Construction: Frame construction; Stone foundation; Shingle roof; Year built per public records
• Exterior features: Screened porch; Porch; Rain gutters; Barn/stable on property; Wooded, cleared and level lot; Public road frontage

Interior

• Kitchen: Kitchen island; Pantry; Gas stove
• Bedrooms: Master bedroom on second floor with closet and wood flooring; Second bedroom on first floor with closet and wood flooring; Third bedroom on second floor with closet and wood flooring; Fourth bedroom on second floor with wood flooring
• Flooring: Wood and laminate flooring; Vinyl flooring in kitchen and living room areas
• Bathrooms: Two full bathrooms; First-floor full bathroom; Second-floor 3/4 bathroom
• Heating & cooling: Baseboard heating; Oil and natural gas heating sources
• Interior features: Sitting room; Sun room; Beamed ceilings; Exterior access from living room; Full basement
• Laundry & utility: First-floor laundry with washer hookup and electric dryer hookup; Laundry has custom built cabinets/closet and pantry

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $155 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $347k (7.5% below list).
• Recommended offer: $347k (7.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• North Middlesex (rural): math 36% / reading 54% proficiency, ranked #150 of 302 in MA (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: 22 active listings in the ZIP; 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 $11k 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 36 days — a 3% lower offer ($364k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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 $190k; list at $375k implies a 97% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1820 — 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 $346,920 (7.5% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1820 — 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: 0.93% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.77%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

• ARV (median comp): $502,693
• List price: $375,000
• Delta: -25.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
44.4 Allen Rd	0.26mi	4/2.5	2,030 (+1%)	5mo	$610,000	$300	81
44.3 Allen Rd	0.26mi	4/2.5	2,030 (+1%)	10mo	$620,000	$305	77
632 Main St	0.06mi	3/2.0 (-1)	1,851 (-8%)	3mo	$375,000	$203	76
202 Nourse Rd	0.26mi	4/2.5	2,030 (+1%)	15mo	$625,529	$308	73
791 Main St	0.37mi	4/2.0	2,063 (+3%)	4mo	$133,000	$64	72
149 New Ipswich Rd	0.51mi	3/1.0 (-1)	1,781 (-11%)	3mo	$440,000	$247	44
154 Piper Rd	0.58mi	3/1.5 (-1)	1,925 (-4%)	21mo	$350,000	$182	40
141 Nourse Rd	0.36mi	3/2.0 (-1)	1,702 (-15%)	14mo	$536,000	$315	40

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.5%
• Equity multiple: 0.52×
• Total profit: $-50,827
• Equity at exit: $55,914

10-year hold

• IRR: -4.5%
• Equity multiple: 0.70×
• Total profit: $-31,326
• Equity at exit: $32,423

Cash invested: $105,000 (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 01431

• Home prices YoY: -8.4%
• Active inventory: 22
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $3,469 medium
• Mortgage (P&I): −$1,967
• Tax from tax record: −$463 /mo · $5,551/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$729
• Net cashflow: $155

Break-even live

Break-even rent $3,273

Max offer price $375,000

Occupancy floor 91%

Sensitivity live

Price	-10% $368	-5% $261	+0% $155	+5% $49	+10% $-57
Rent	-10% $-119	-5% $18	+0% $155	+5% $292	+10% $429
Rate	-1.0pp $344	-0.5pp $251	base $155	+0.5pp $58	+1.0pp $-41

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $375,000 Active 36 DOM
2. 2026-06-17
   days on market $375,000 Active 35 DOM
3. 2026-06-16
   days on market $375,000 Active 34 DOM
4. 2026-06-15
   days on market $375,000 Active 33 DOM
5. 2026-06-14
   days on market $375,000 Active 31 DOM
6. 2026-06-13
   days on market $375,000 Active 30 DOM
7. 2026-06-10
   days on market $375,000 Active 28 DOM
8. 2026-06-09
   days on market $375,000 Active 27 DOM
9. 2026-06-08
   days on market $375,000 Active 26 DOM
10. 2026-06-07
    days on market $375,000 Active 25 DOM
11. 2026-06-03
    days on market $375,000 Active 21 DOM
12. 2026-06-02
    days on market $375,000 Active 20 DOM
13. 2026-06-01
    days on market $375,000 Active 19 DOM
14. 2026-05-31
    days on market $375,000 Active 18 DOM
15. 2026-05-31
    statusdays on market $375,000 Active 17 DOM
16. 2026-05-13
    listed $375,000 New 926-char remark
17. 2015-12-23
    soldstatus $190,000 Sold 939-char remark

    Show marketing remark (939 chars)

    MOTIVATED SELLER. Reduced price comes complete with new septic system, and all with more than 8 acres of lightly wooded land with frontage on 3 roads! Welcome to "farm country". This well maintained old farm house with attached 30' x 36', 3 story barn with hay loft, welcomes the next generation. This is a very comfortable home, and a property with many possibilities. The present owners had horses in days gone by, so it may be well suited for that purpose again. Parts of the barn have been nicely annexed into living area in the family room and utility room. The rooms are nicely finished and are complimented with hardwood floors in most areas. There is a full bath on the first and second floors, with a large laundry room on the first floor. There is a sunny 12'x20' three season porch overlooking the back acreage. If you are the person who enjoys well kept older homes, then come take a look, you won't be disappointed.

18. 2015-10-26
    status Contingent 939-char remark

    Show marketing remark (939 chars)

    MOTIVATED SELLER. Reduced price comes complete with new septic system, and all with more than 8 acres of lightly wooded land with frontage on 3 roads! Welcome to "farm country". This well maintained old farm house with attached 30' x 36', 3 story barn with hay loft, welcomes the next generation. This is a very comfortable home, and a property with many possibilities. The present owners had horses in days gone by, so it may be well suited for that purpose again. Parts of the barn have been nicely annexed into living area in the family room and utility room. The rooms are nicely finished and are complimented with hardwood floors in most areas. There is a full bath on the first and second floors, with a large laundry room on the first floor. There is a sunny 12'x20' three season porch overlooking the back acreage. If you are the person who enjoys well kept older homes, then come take a look, you won't be disappointed.

19. 2015-09-02
    price $234,900 939-char remark

    Show marketing remark (939 chars)

    MOTIVATED SELLER. Reduced price comes complete with new septic system, and all with more than 8 acres of lightly wooded land with frontage on 3 roads! Welcome to "farm country". This well maintained old farm house with attached 30' x 36', 3 story barn with hay loft, welcomes the next generation. This is a very comfortable home, and a property with many possibilities. The present owners had horses in days gone by, so it may be well suited for that purpose again. Parts of the barn have been nicely annexed into living area in the family room and utility room. The rooms are nicely finished and are complimented with hardwood floors in most areas. There is a full bath on the first and second floors, with a large laundry room on the first floor. There is a sunny 12'x20' three season porch overlooking the back acreage. If you are the person who enjoys well kept older homes, then come take a look, you won't be disappointed.

20. 2015-07-30
    price $254,900 939-char remark

    Show marketing remark (939 chars)

    MOTIVATED SELLER. Reduced price comes complete with new septic system, and all with more than 8 acres of lightly wooded land with frontage on 3 roads! Welcome to "farm country". This well maintained old farm house with attached 30' x 36', 3 story barn with hay loft, welcomes the next generation. This is a very comfortable home, and a property with many possibilities. The present owners had horses in days gone by, so it may be well suited for that purpose again. Parts of the barn have been nicely annexed into living area in the family room and utility room. The rooms are nicely finished and are complimented with hardwood floors in most areas. There is a full bath on the first and second floors, with a large laundry room on the first floor. There is a sunny 12'x20' three season porch overlooking the back acreage. If you are the person who enjoys well kept older homes, then come take a look, you won't be disappointed.

21. 2015-07-30
    status Back On Market 939-char remark

    Show marketing remark (939 chars)

    MOTIVATED SELLER. Reduced price comes complete with new septic system, and all with more than 8 acres of lightly wooded land with frontage on 3 roads! Welcome to "farm country". This well maintained old farm house with attached 30' x 36', 3 story barn with hay loft, welcomes the next generation. This is a very comfortable home, and a property with many possibilities. The present owners had horses in days gone by, so it may be well suited for that purpose again. Parts of the barn have been nicely annexed into living area in the family room and utility room. The rooms are nicely finished and are complimented with hardwood floors in most areas. There is a full bath on the first and second floors, with a large laundry room on the first floor. There is a sunny 12'x20' three season porch overlooking the back acreage. If you are the person who enjoys well kept older homes, then come take a look, you won't be disappointed.

22. 2015-01-16
    historical 939-char remark

    Show marketing remark (939 chars)

    MOTIVATED SELLER. Reduced price comes complete with new septic system, and all with more than 8 acres of lightly wooded land with frontage on 3 roads! Welcome to "farm country". This well maintained old farm house with attached 30' x 36', 3 story barn with hay loft, welcomes the next generation. This is a very comfortable home, and a property with many possibilities. The present owners had horses in days gone by, so it may be well suited for that purpose again. Parts of the barn have been nicely annexed into living area in the family room and utility room. The rooms are nicely finished and are complimented with hardwood floors in most areas. There is a full bath on the first and second floors, with a large laundry room on the first floor. There is a sunny 12'x20' three season porch overlooking the back acreage. If you are the person who enjoys well kept older homes, then come take a look, you won't be disappointed.

23. 2014-12-10
    listed $264,900 New 939-char remark

    Show marketing remark (939 chars)

    MOTIVATED SELLER. Reduced price comes complete with new septic system, and all with more than 8 acres of lightly wooded land with frontage on 3 roads! Welcome to "farm country". This well maintained old farm house with attached 30' x 36', 3 story barn with hay loft, welcomes the next generation. This is a very comfortable home, and a property with many possibilities. The present owners had horses in days gone by, so it may be well suited for that purpose again. Parts of the barn have been nicely annexed into living area in the family room and utility room. The rooms are nicely finished and are complimented with hardwood floors in most areas. There is a full bath on the first and second floors, with a large laundry room on the first floor. There is a sunny 12'x20' three season porch overlooking the back acreage. If you are the person who enjoys well kept older homes, then come take a look, you won't be disappointed.

ⓘ 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: $5,551 · $463/mo
• Projected year-2 tax: $5,551 · $463/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 16 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: $41,630
• − Mortgage interest: −$21,006
• − Property taxes: −$5,551
• − Insurance: −$1,875
• − Repairs & maintenance: −$3,330
• − Management: −$3,330
• − Depreciation: −$10,909
• Taxable loss: −$4,371
• Est. tax savings @ 24.0%: +$1,049
• After-tax cash flow: $2,913/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: North Middlesex
• NCES district ID: 2508790
• Math proficiency: 36% ▼ -18.00%
• Reading proficiency: 54% ▼ -5.00%
• Median HH income: $82,624
• Composite: 41.69/100
• National rank: #3413
• State rank: #150 of 302 in MA

Livability — Ashby

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 3,188

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 (94%)
• Race & ethnicity: White 94% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 8% Slovak 4% Romanian 4%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 96% English-only · German/W. Germanic 2% Other Indo-European 1% Spanish 1%

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: ▼ -25.45%
• Current HPI: 276.7752
• 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

+41.6% since first listed

10 events — show timeline

• 2026-05-27 Relisted — MLS PIN
• 2026-05-20 Contingent — MLS PIN
• 2026-05-13 Listed $375,000 MLS PIN
• 2015-12-23 Sold (MLS) $190,000 MLS PIN
• 2015-10-26 Pending — MLS PIN
• 2015-09-02 Price Changed $234,900 MLS PIN
• 2015-07-30 Price Changed $254,900 MLS PIN
• 2015-07-30 Relisted — MLS PIN
• 2015-01-16 Listing Removed — MLS PIN
• 2014-12-10 Listed $264,900 MLS PIN

Property tax history

+3.1%/yr

Latest (2025): $5,551 · +6.9% YoY. Source: county tax records.