26 Mccarthy St · Franklin Town, MA 02038

$799,900

5 bd · 3.0 ba · 2,550 sqft · MultiFamily public records · 26 Days on market

Built 1910 10,119 sqft lot Est $806k · at est.

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.8/15.0
• Schools +5.3/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

3-family in convenient area of Franklin close to schools, shopping, train, I-495. Low-maintenance aluminum siding, new high-efficiency gas boilers and replacement windows help protect your investment! Attractive 1st floor apartment would make great “owner’s unit” for owner-occupiers looking for rental income to help with the mortgage – here’s your chance to build equity and stop paying rent! Beautiful hardwood floors, white trim, sprawling country kitchen, living room and three bedrooms plus den/office off master BR. Tile bath with continuous sink and tub/shower combination. Direct access to basement. 2 car garage and spacious rear yard. Both units on second floor have many updates. Larger unit has nicely updated kitchen and bath, in-unit laundry. Other 2nd floor unit is neat and clean with newer kitchen counter and sink and a modern tile bath.

Key facts

• Heated mudroom
• Laundry room pantry
• Bonus room

Tags

• RENOVATED KITCHEN
• HEATED MUDROOM
• LAUNDRY ROOM PANTRY
• BONUS ROOM
• UPDATED FLOORING
• NEWER CABINETRY

Property features AI

Finance

• Other: Property address: 26 Mccarthy St, Franklin MA 02038; Lot size approximately 0.23 acres; Total building area about 2,550
• HOA & community: Community walkability with sidewalks; Nearby public transportation and T-Station; Close to shopping, highway access, schools, house of worship, university, and golf

Exterior

• Parking: 2-car garage (tandem); 2 covered spaces; 6 open parking spaces; 8 total parking spaces; Paved driveway, off-street parking, assigned spaces
• Utilities: Public water; Public sewer; Electric with circuit breakers; Individually metered electric
• Home design: 3-family property; 2 stories; White exterior
• Construction: Frame construction; Stone foundation; Built (year per public records)
• Exterior features: Shingle roof; Rain gutters; Level lot; Paved road frontage; Public road maintained

Interior

• Kitchen: Range; Dishwasher; Microwave; Refrigerator
• Flooring: Tile; Vinyl; Hardwood
• Bathrooms: 3 full bathrooms
• Heating & cooling: Steam heating; Natural gas; Individual heating units (3); Baseboard heating; No cooling units reported
• Interior features: Ceiling fans; Living room; Dining room; Kitchen; Laundry room; Office/Den; Bathroom with tub and shower; Screens on windows; 16 total rooms
• Laundry & utility: Washer hookup; Dryer hookup; Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 3 × 5-bed/3.0-bath units multifamily listed at $800k.

Deal economics

• At list price, monthly cash flow is $3k ($39k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $800k).
• Recommended offer: $788k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 2.2% in Franklin Town — 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 85/100 on livability (#14 in MA, #588 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: amenities F, cost of living F.
• Franklin (suburban): math 51% / reading 63% proficiency, ranked #70 of 302 in MA (top 23%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 8% free/reduced lunch — higher-income household profile.
• Zoned schools: Annie Sullivan Middle School (math 49% / reading 57%, grade C+, #65 of 305 statewide, top 21%, 318 students, 0% FRL); Franklin High (math 66% / reading 81%, grade B+, #68 of 343 statewide, top 20%, 1,630 students, 0% FRL).
• Market conditions: Rents rising (+3.3%/yr); 44 active listings in the ZIP; high-income renter base; 958 units permitted in Norfolk County in 2024 (305 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $24k of value loss. Plan a longer hold.
• Norfolk County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.3% rent growth), your $224k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($788k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 28y 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 $342k; list at $800k implies a 134% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 60% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $787,901 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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.
7. 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.
8. 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: 1.32% ✓
• Cap rate: 11.22%
• Cash-on-cash: 17.61%
• DSCR: 1.78
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $805,800
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37 Winter St	0.42mi	5/3.0	2,640 (+4%)	9mo	$876,000	$332	67
8 Alpine Pl	0.53mi	6/4.0 (+1)	2,594 (+2%)	7mo	$570,000	$220	57
28-30 Alpine Pl	0.55mi	6/4.0 (+1)	2,599 (+2%)	9mo	$850,000	$327	55
22-24 Stubb St	0.49mi	4/3.0 (-1)	2,232 (-12%)	11mo	$690,000	$309	42
90 Dean Ave	0.62mi	5/2.5	2,202 (-14%)	14mo	$695,000	$316	35
84 Crescent St	0.52mi	4/2.0 (-1)	2,238 (-12%)	16mo	$639,900	$286	32

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 · 3.32% rent growth · sell at horizon

5-year hold

• IRR: 9.4%
• Equity multiple: 1.37×
• Total profit: $83,036
• Equity at exit: $119,268

10-year hold

• IRR: 18.8%
• Equity multiple: 2.59×
• Total profit: $355,519
• Equity at exit: $69,161

Cash invested: $223,972 (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 02038

• Rents YoY: 3.3%
• Active inventory: 44
• Price-to-rent: 18.9×

Monthly cashflow live

• Estimated rent: $10,584 medium
• Mortgage (P&I): −$4,195
• Tax from tax record: −$546 /mo · $6,555/yr
• Insurance: −$333
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,223
• Net cashflow: $3,287

Break-even live

Break-even rent $6,423

Max offer price $799,900

Occupancy floor 64%

Sensitivity live

Price	-10% $3,740	-5% $3,513	+0% $3,287	+5% $3,061	+10% $2,834
Rent	-10% $2,451	-5% $2,869	+0% $3,287	+5% $3,705	+10% $4,123
Rate	-1.0pp $3,690	-0.5pp $3,491	base $3,287	+0.5pp $3,080	+1.0pp $2,869

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

Units	Beds	Baths	Est. rent
▸ 3× units	5	3	$10,584
Total (3 units)			$10,584

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: $199,975
• Closing costs: $23,997
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   days on market $799,900 Active 26 DOM
2. 2026-06-18
   days on market $799,900 Active 23 DOM
3. 2026-06-17
   days on market $799,900 Active 22 DOM
4. 2026-06-16
   days on market $799,900 Active 21 DOM
5. 2026-06-15
   days on market $799,900 Active 20 DOM
6. 2026-06-13
   days on market $799,900 Active 18 DOM
7. 2026-06-13
   days on market $799,900 Active 17 DOM
8. 2026-06-09
   days on market $799,900 Active 14 DOM
9. 2026-06-08
   days on market $799,900 Active 13 DOM
10. 2026-06-07
    days on market $799,900 Active 12 DOM
11. 2026-06-04
    days on market $799,900 Active 9 DOM
12. 2026-06-03
    days on market $799,900 Active 8 DOM
13. 2026-06-02
    days on market $799,900 Active 7 DOM
14. 2026-06-01
    days on market $799,900 Active 6 DOM
15. 2026-05-31
    days on market $799,900 Active 5 DOM
16. 2026-05-26
    listed $799,900 New
17. 2014-07-31
    soldstatus $342,500 Sold 894-char remark

    Show marketing remark (894 chars)

    3-family in convenient area of Franklin close to schools, shopping, train, I-495. Low-maintenance aluminum siding, new high-efficiency gas boilers and replacement windows help protect your investment! Attractive 1st floor apartment would make great “owner’s unit” for owner-occupiers looking for rental income to help with the mortgage – here’s your chance to build equity and stop paying rent! Beautiful hardwood floors, white trim, sprawling country kitchen, living room and three bedrooms plus den/office off master BR. Tile bath with continuous sink and tub/shower combination. Direct access to basement. 2 car garage and spacious rear yard. Both units on second floor have many updates. Larger unit has nicely updated kitchen and bath, in-unit laundry. Other 2nd floor unit is neat and clean with newer kitchen counter and sink and a modern tile bath.

18. 2014-05-21
    price $349,900 Price Changed 894-char remark

    Show marketing remark (894 chars)

    3-family in convenient area of Franklin close to schools, shopping, train, I-495. Low-maintenance aluminum siding, new high-efficiency gas boilers and replacement windows help protect your investment! Attractive 1st floor apartment would make great “owner’s unit” for owner-occupiers looking for rental income to help with the mortgage – here’s your chance to build equity and stop paying rent! Beautiful hardwood floors, white trim, sprawling country kitchen, living room and three bedrooms plus den/office off master BR. Tile bath with continuous sink and tub/shower combination. Direct access to basement. 2 car garage and spacious rear yard. Both units on second floor have many updates. Larger unit has nicely updated kitchen and bath, in-unit laundry. Other 2nd floor unit is neat and clean with newer kitchen counter and sink and a modern tile bath.

19. 2014-05-21
    historical Contingent 894-char remark

    Show marketing remark (894 chars)

    3-family in convenient area of Franklin close to schools, shopping, train, I-495. Low-maintenance aluminum siding, new high-efficiency gas boilers and replacement windows help protect your investment! Attractive 1st floor apartment would make great “owner’s unit” for owner-occupiers looking for rental income to help with the mortgage – here’s your chance to build equity and stop paying rent! Beautiful hardwood floors, white trim, sprawling country kitchen, living room and three bedrooms plus den/office off master BR. Tile bath with continuous sink and tub/shower combination. Direct access to basement. 2 car garage and spacious rear yard. Both units on second floor have many updates. Larger unit has nicely updated kitchen and bath, in-unit laundry. Other 2nd floor unit is neat and clean with newer kitchen counter and sink and a modern tile bath.

20. 2014-05-07
    listed $359,900 New 894-char remark

    Show marketing remark (894 chars)

    3-family in convenient area of Franklin close to schools, shopping, train, I-495. Low-maintenance aluminum siding, new high-efficiency gas boilers and replacement windows help protect your investment! Attractive 1st floor apartment would make great “owner’s unit” for owner-occupiers looking for rental income to help with the mortgage – here’s your chance to build equity and stop paying rent! Beautiful hardwood floors, white trim, sprawling country kitchen, living room and three bedrooms plus den/office off master BR. Tile bath with continuous sink and tub/shower combination. Direct access to basement. 2 car garage and spacious rear yard. Both units on second floor have many updates. Larger unit has nicely updated kitchen and bath, in-unit laundry. Other 2nd floor unit is neat and clean with newer kitchen counter and sink and a modern tile bath.

21. 2000-10-31
    soldstatus $214,000 120-char remark

    Show marketing remark (120 chars)

    NICE NEIGHBORHOOD! WALK TO TOWN* WALK TO TRAIN* NEW WINDOWS THROUGH OUT* WELL MAINTAINED THREE FAMILY WITH 2 CAR GARAGE*

22. 2000-10-31
    soldstatus $214,000

    Show marketing remark (120 chars)

    NICE NEIGHBORHOOD! WALK TO TOWN* WALK TO TRAIN* NEW WINDOWS THROUGH OUT* WELL MAINTAINED THREE FAMILY WITH 2 CAR GARAGE*

23. 2000-09-01
    historical 120-char remark

    Show marketing remark (120 chars)

    NICE NEIGHBORHOOD! WALK TO TOWN* WALK TO TRAIN* NEW WINDOWS THROUGH OUT* WELL MAINTAINED THREE FAMILY WITH 2 CAR GARAGE*

24. 2000-08-21
    listed $224,900 120-char remark

    Show marketing remark (120 chars)

    NICE NEIGHBORHOOD! WALK TO TOWN* WALK TO TRAIN* NEW WINDOWS THROUGH OUT* WELL MAINTAINED THREE FAMILY WITH 2 CAR GARAGE*

25. 1998-06-30
    soldstatus $164,000
26. 1998-06-30
    soldstatus $164,000
27. 1998-04-02
    historical
28. 1998-02-04
    listed $169,900
29. 1987-09-09
    soldstatus $186,000

ⓘ 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: $6,555 · $546/mo
• Projected year-2 tax: $8,197 · $683/mo
• Expected delta: +$1,642/yr (+$137/mo · 25.0%)

ⓘ 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 ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 60% 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: $127,008
• − Mortgage interest: −$44,807
• − Property taxes: −$6,555
• − Insurance: −$4,000
• − Repairs & maintenance: −$10,161
• − Management: −$10,161
• − Depreciation: −$23,270
• Taxable income: $28,056
• Est. tax owed @ 24.0%: −$6,733
• After-tax cash flow: $32,711/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: Franklin
• NCES district ID: 2505010
• Math proficiency: 51% ▼ -15.00%
• Reading proficiency: 63% ▼ -5.00%
• Median HH income: $100,042
• Composite: 53.33/100
• National rank: #1478
• State rank: #70 of 302 in MA

Livability — Franklin Town

• Score: 85/100
• State rank: #14
• US rank: #588

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Franklin Town, MA
• County: Norfolk County · 644,082 people
• City population: 33,067
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 33,154
• Household income: $145,773
• Rent vs Own: 21.8% rent · 78.2% own
• Severe rent burden: 653.0

Population outlook (Norfolk County) Hauer SSP2

• Today (2025): 737,259 people
• By 2030: 755,213 · +2.4%
• By 2040: 786,961 · +6.7%
• By 2050: 813,019 · +10.3%
• By 2075: 861,214 · +16.8%
• By 2100: 845,063 · +14.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Asian 6% Two or more races 6% Hispanic / Latino 5% Black 2%
• Common ancestry: Lithuanian 4% Romanian 3% Scotch-Irish 3%
• Foreign-born: 10% · Canada, China
• Languages at home: 88% English-only · Other Indo-European 4% Spanish 2% Other Asian/Pacific 2%

Political lean MEDSL · Norfolk

• 2024 margin: Strong D (+28.8) · D 63.3% · R 34.6% · Other 2.1%
• 2008→2024 swing: +10.2pp toward D · 2008: 18.5pp · 2024: 28.8pp
• All cycles: 2024: D+28.8 2020: D+36.3 2016: D+27.9 2012: D+16.1 2008: D+18.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -284.53%
• Current HPI: 266.0542
• Rent YoY: ▲ 3.32%
• 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

+330.1% since first listed

14 events — show timeline

• 2026-05-26 Listed $799,900 MLS PIN
• 2014-07-31 Sold (MLS) $342,500 MLS PIN
• 2014-05-21 Contingent — MLS PIN
• 2014-05-21 Price Changed $349,900 MLS PIN
• 2014-05-07 Listed $359,900 MLS PIN
• 2000-10-31 Sold (Public Records) $214,000 Public Records
• 2000-10-31 Sold (MLS) $214,000 MLS PIN
• 2000-09-01 Listing Removed — MLS PIN
• 2000-08-21 Listed $224,900 MLS PIN
• 1998-06-30 Sold (Public Records) $164,000 Public Records
• 1998-06-30 Sold (MLS) $164,000 MLS PIN
• 1998-04-02 Listing Removed — MLS PIN
• 1998-02-04 Listed $169,900 MLS PIN
• 1987-09-09 Sold (Public Records) $186,000 Public Records

Property tax history

+4.2%/yr

Latest (2023): $6,555 · +4.4% YoY. Source: county tax records.