6 Kennedy Way · Gardner, MA 01436

$240,000

2 bd · 1.0 ba · 754 sqft · SingleFamily public records · 53 Days on market

Built 1800 4,028 sqft lot $318/sqft · at area comps Est $311k · 23% 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).

• ARV discount +15.0/15.0
• Cash flow +12.1/30.0
• Appreciation +8.7/10.0
• Livability +3.8/5.0
• DSCR +3.6/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

Great condo alternative!! This adorable home is not to be missed. Enjoy the peace in quiet in your own cozy home without an association fee. Sun filled rooms all on one floor. Walk in through the 3 season porch. Great space to enjoy your morning coffee. Good sized eat in kitchen, laundry room, nice living room and 2 bedrooms complete the charm of this home. The back yard offers additional peace and quiet with a cobble stone patio area. Plenty of space for gardening or sitting around a fire with friends. Schedule your showing today before it’s gone!!

Key facts

• Back yard
• Laundry room
• Eat in kitchen

Tags

• 3 SEASON PORCH
• COBBLE STONE PATIO
• EAT IN KITCHEN
• LAUNDRY ROOM
• BACK YARD

Property features AI

Finance

• HOA & community: Community offers shopping, parks, walk/jog trails, highway access, houses of worship, and public schools; Not a senior community

Exterior

• Parking: Off-street parking; Shared driveway; 3 parking spaces (including 3 open parking spaces)
• Utilities: Public water; Public sewer; 220 volt electric; Electric water heater; Electric range/oven provisions
• Home design: Single family residence; Renovated since original construction
• Construction: Frame construction; Stone foundation; Shingle roof; Originally built (year from public records) and later renovated
• Exterior features: Porch; Public road frontage; Lot near lake/pond and within 1/2 to 1 mile of beach

Interior

• Kitchen: Hardwood flooring and picture window; Range; Dishwasher; Refrigerator
• Bedrooms: Primary bedroom on first floor with closet and wall-to-wall carpet; Second bedroom on first floor with closet, wood flooring, and attic access
• Flooring: Wood; Tile; Carpet
• Bathrooms: One full bathroom on first floor with tub and shower
• Heating & cooling: Electric baseboard heating; Window air conditioning units
• Interior features: 5 total rooms; Unfinished crawl space basement
• Laundry & utility: Washer/Dryer included; Washer hookup; Electric dryer hookup (220 volts); Dryer hookup supports dual dryer setup; Laundry area on first floor

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-53 ($-641/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (3.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (21.9% below list).
• Recommended offer: $187k (21.9% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.6% in Gardner — 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 76/100 on livability (#61 in MA, #3,394 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, commute A-; Watch: employment C-, schools D+, amenities F.
• Gardner (suburban): math 16% / reading 29% proficiency, ranked #284 of 302 in MA (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 11 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 2,293 units permitted in Worcester County in 2024 (1,205 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($2k loan paydown + $18k appreciation (7.5% local appreciation)).
• At projected returns (7.5% appreciation + 3.0% rent growth), your $67k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $240k implies a 297% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1800 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,327 (21.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1800 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 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: 0.78% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.95%
• DSCR: 0.96
• GRM: 10.7

CMA / ARV

• ARV (median comp): $310,738
• List price: $240,000
• Delta: -22.76%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Moran St	0.28mi	2/1.0	781 (+4%)	7mo	$250,000	$320	76
15 Winslow St	0.36mi	2/1.0	768 (+2%)	12mo	$300,000	$391	70
18 Pond St	0.55mi	2/1.0	768 (+2%)	10mo	$274,000	$357	63
133 Douglas Rd	0.65mi	2/1.0	720 (-4%)	1mo	$309,000	$429	62
101 Euclid St	0.51mi	1/1.0 (-1)	748 (-1%)	12mo	$275,000	$368	60
264 Baker St	0.57mi	1/1.0 (-1)	725 (-4%)	21mo	$265,000	$366	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

7.49% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.1%
• Equity multiple: 2.30×
• Total profit: $87,601
• Equity at exit: $174,023

10-year hold

• IRR: 17.2%
• Equity multiple: 4.82×
• Total profit: $256,569
• Equity at exit: $337,796

Cash invested: $67,200 (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 01436

• Home prices YoY: 2.8%
• Active inventory: 11
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,873 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$175 /mo · $2,097/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $-53

Break-even live

Break-even rent $1,941

Max offer price $230,557

Occupancy floor 98%

Sensitivity live

Price	-10% $82	-5% $14	+0% $-53	+5% $-121	+10% $-189
Rent	-10% $-201	-5% $-127	+0% $-53	+5% $21	+10% $95
Rate	-1.0pp $67	-0.5pp $8	base $-53	+0.5pp $-116	+1.0pp $-179

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Graham St #4 Gardner, MA	3.0	1.0	927	$2,100	$2.27	45d	1	0.06mi
120 Graham St Apt 3 Gardner, MA	2.0	1.0	1100	$2,000	$1.82	15d	1	0.12mi
13 Regan St Gardner, MA	3.0	1.0	1000	$2,150	$2.15	15d	1	0.15mi
118 Vernon St #4 Gardner, MA	2.0	1.0	690	$1,650	$2.39	15d	1	0.15mi
183 Connors St Unit 1 Gardner, MA	2.0	1.0	970	$1,650	$1.70	45d	1	0.30mi
22 Knowlton St Unit 6 Gardner, MA	3.0	1.0	1055	$1,900	$1.80	45d	1	0.31mi
206 Connors St Unit 1 Gardner, MA	3.0	1.0	900	$1,900	$2.11	45d	1	0.33mi
94 Maple St Unit 2 Gardner, MA	2.0	1.0	800	$1,800	$2.25	15d	1	0.38mi
94 Maple St Unit 1A Gardner, MA	2.0	1.0	800	$1,800	$2.25	45d	1	0.38mi
98 Maple St Unit 1 Gardner, MA	2.0	1.5	1000	$2,100	$2.10	45d	1	0.39mi
139 Greenwood St Unit 2 Gardner, MA	3.0	1.0	800	$1,625	$2.03	15d	1	0.43mi
16 Ford St Gardner, MA	2.0	1.0	800	$1,600	$2.00	20d	1	0.56mi
16 Ford St Apt B Gardner, MA	2.0	1.0	800	$1,700	$2.12	15d	1	0.56mi
16 Ford St Unit 2 Gardner, MA	2.0	1.0	800	$1,700	$2.12	15d	1	0.56mi
315 Elm St Unit 3 Gardner, MA	1.0	1.0	800	$1,475	$1.84	15d	1	0.93mi
90 Ridgewood Ln Gardner, MA	1.0	1.0	553	$1,575	$2.85	15d	1	1.16mi
167 W Broadway Unit 1 Gardner, MA	1.0	1.0	630	$1,700	$2.70	15d	1	1.31mi

Listing history 21 events

1. 2026-06-21
   statusdays on market $240,000 Contingent 53 DOM
2. 2026-06-18
   days on market $240,000 Active 50 DOM
3. 2026-06-17
   days on market $240,000 Active 49 DOM
4. 2026-06-16
   days on market $240,000 Active 48 DOM
5. 2026-06-15
   statusdays on market $240,000 Active 47 DOM
6. 2026-06-14
   days on market $240,000 Price Changed 45 DOM
7. 2026-06-13
   pricestatusdays on market $240,000 Price Changed 44 DOM
8. 2026-06-10
   days on market $250,000 Active 42 DOM
9. 2026-06-09
   days on market $250,000 Active 41 DOM
10. 2026-06-08
    days on market $250,000 Active 40 DOM
11. 2026-06-07
    days on market $250,000 Active 39 DOM
12. 2026-06-05
    days on market $250,000 Active 36 DOM
13. 2026-06-03
    days on market $250,000 Active 35 DOM
14. 2026-06-02
    days on market $250,000 Active 34 DOM
15. 2026-06-01
    days on market $250,000 Active 33 DOM
16. 2026-05-31
    days on market $250,000 Active 32 DOM
17. 2026-05-31
    days on market $250,000 Active 31 DOM
18. 2026-05-14
    price $250,000 561-char remark
19. 2026-05-03
    price $265,000 561-char remark
20. 2026-04-29
    listed $280,000 New 561-char remark
21. 2002-07-16
    soldstatus $60,500

ⓘ 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: $2,097 · $175/mo
• Projected year-2 tax: $2,524 · $210/mo
• Expected delta: +$428/yr (+$36/mo · 20.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $22,479
• − Mortgage interest: −$13,444
• − Property taxes: −$2,097
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,798
• − Management: −$1,798
• − Depreciation: −$6,982
• Taxable loss: −$4,840
• Est. tax savings @ 24.0%: +$1,162
• After-tax cash flow: $520/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: Gardner
• NCES district ID: 2505130
• Math proficiency: 16% ▼ -13.00%
• Reading proficiency: 29% ▬ 0.00%
• Median HH income: $47,019
• Composite: 19.65/100
• National rank: #8739
• State rank: #284 of 302 in MA

Livability — Gardner

• Score: 76/100
• State rank: #61
• US rank: #3394

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gardner, MA
• City population: 21,276
• Population (ZIP): 3,720

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 (94%)
• Race & ethnicity: White 94% Hispanic / Latino 4% Two or more races 2% Black 1%
• Common ancestry: Romanian 12% Lithuanian 8% German 6%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▲ 7.49%
• Current HPI: 272.0847
• 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

+296.7% since first listed

5 events — show timeline

• 2026-06-11 Price Changed $240,000 MLS PIN
• 2026-05-14 Price Changed $250,000 MLS PIN
• 2026-05-03 Price Changed $265,000 MLS PIN
• 2026-04-29 Listed $280,000 MLS PIN
• 2002-07-16 Sold (Public Records) $60,500 Public Records

Property tax history

+4.5%/yr

Latest (2023): $2,097 · +16.9% YoY. Source: county tax records.