20 Cross St · Fitchburg, MA 01420

$419,000

4 bd · 2.0 ba · 2,108 sqft · MultiFamily public records · 18 Days on market

Built 1920 4,278 sqft lot Est $453k · 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 +16.4/30.0
• ARV discount +10.9/15.0
• DSCR +5.1/10.0
• 1% rule +3.8/10.0
• Livability +3.5/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• 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

If you have been looking for a multi-family close to shopping, public transportation, schools, recreation and much more, look no further! This tastefully updated 2 family home is located on a one way street and could be just what you have been searching for. The tenants pay their own utilities. This gem offers an excellent opportunity to investors or an owner occupant to help pay the mortgage. Home will not qualify for FHA financing and is being sold as is. Showings on Saturdays ONLY. Please text listing agent to schedule.

Key facts

• Two family house
• 4,278 sq ft lot
• Garage

Tags

• TWO FAMILY HOUSE
• EASY ACCESS TO MAIN ST

Property features AI

Finance

• HOA & community: Nearby public transportation, shopping, parks, medical facility and university

Exterior

• Parking: 1-car garage; 1 covered parking space; 4 open parking spaces (5 total); Paved driveway and off-street parking
• Utilities: Public water; Public sewer; Gas available for range
• Home design: Multi-family property; 2 stories; 2,108 total building area
• Construction: Frame construction; Stone foundation; Built year per public records
• Exterior features: Shingle roof; Public road frontage; Lot approximately 0.1 acre

Interior

• Flooring: Wood flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Interior features: 12 total rooms; Partial basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $419k.

Deal economics

• At list price, monthly cash flow is $236 ($3k/yr) — positive. Per door: $118/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 $367k (12.3% below list).
• Recommended offer: $367k (12.3% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 4.1% in Fitchburg — 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 69/100 on livability (#137 in MA) — a middle-class / working-renter tenant base. Strengths: housing A+, commute A-, health & safety B+; Watch: employment D+, crime D, amenities F.
• Fitchburg (suburban): math 15% / reading 30% proficiency, ranked #282 of 302 in MA (top 93%) — 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: Mckay Elementary School (math 13% / reading 24%, grade F, #805 of 938 statewide, top 86%, 727 students, 0% FRL); Arthur M Longsjo Middle School (math 11% / reading 22%, grade F, #271 of 305 statewide, top 89%, 588 students, 0% FRL); Fitchburg High (math 25% / reading 42%, grade F, #251 of 343 statewide, top 73%, 1,246 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 (+3.1%/yr); 89 active listings in the ZIP; 4 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).
• At $3,674/mo this rent would consume 61% of the median local household income ($73k/yr) (locally 1763% 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 $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($413k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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 $205k; list at $419k implies a 104% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $367,400 (12.3% 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 1920 — 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. Crime grade is D 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: 0.88% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.41%
• DSCR: 1.11
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $453,220
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 Milk St	0.05mi	5/2.0 (+1)	2,292 (+9%)	16mo	$465,000	$203	65
82 Charles St	0.20mi	5/2.0 (+1)	2,383 (+13%)	0mo	$310,000	$130	64
29 Middle St	0.41mi	5/2.0 (+1)	2,118 (+0%)	14mo	$500,000	$236	63
77 Hazel St	0.43mi	4/2.0	1,976 (-6%)	12mo	$405,000	$205	59
15-17 Belmont St	0.65mi	4/2.0	2,176 (+3%)	13mo	$467,000	$215	54
26 Lawrence St	0.69mi	4/2.0	1,980 (-6%)	6mo	$365,000	$184	53
268 Blossom St	0.67mi	4/2.0	1,990 (-6%)	9mo	$470,000	$236	52
318 Charles St	0.46mi	5/3.0 (+1)	2,348 (+11%)	2mo	$594,000	$253	49
40 Orange St	0.65mi	5/2.0 (+1)	2,312 (+10%)	1mo	$415,000	$179	48
327 Rollstone St	0.43mi	5/3.0 (+1)	2,304 (+9%)	15mo	$510,000	$221	43
15 Congress St	0.50mi	5/2.0 (+1)	1,800 (-15%)	18mo	$610,000	$339	32
162 Myrtle Ave	0.70mi	4/4.0	1,823 (-14%)	14mo	$342,800	$188	25

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 · 3.06% rent growth · sell at horizon

5-year hold

• IRR: -12.4%
• Equity multiple: 0.55×
• Total profit: $-52,754
• Equity at exit: $62,474

10-year hold

• IRR: -3.3%
• Equity multiple: 0.78×
• Total profit: $-26,050
• Equity at exit: $36,227

Cash invested: $117,320 (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 01420

• Home prices YoY: -25.2%
• Rents YoY: 3.1%
• Active inventory: 89
• Price-to-rent: 19.0×

Monthly cashflow live

• Estimated rent: $3,674 high
• Mortgage (P&I): −$2,197
• Tax from tax record: −$295 /mo · $3,540/yr
• Insurance: −$175
• HOA: −$0
• Vacancy / Maint / Mgmt: −$772
• Net cashflow: $236

Break-even live

Break-even rent $3,376

Max offer price $419,000

Occupancy floor 89%

Sensitivity live

Price	-10% $473	-5% $354	+0% $236	+5% $117	+10% $-2
Rent	-10% $-55	-5% $90	+0% $236	+5% $381	+10% $526
Rate	-1.0pp $447	-0.5pp $342	base $236	+0.5pp $127	+1.0pp $17

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,674
Total (2 units)			$3,674

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: $104,750
• Closing costs: $12,570
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
60 Congress St Unit 2 Fitchburg, MA	5.0	2.0	1670	$3,250	$1.95	16d	1	0.63mi
21 Pacific St Unit 2 Fitchburg, MA	3.0	1.0	1518	$2,100	$1.38	16d	1	0.71mi
62 Lincoln St Unit 2 Fitchburg, MA	5.0	2.0	1776	$3,600	$2.03	15d	1	0.79mi
75 Beech St Unit 1 Fitchburg, MA	4.0	3.0	1800	$3,000	$1.67	16d	1	0.86mi

Listing history 11 events

1. 2026-06-21
   days on market $419,000 Active 18 DOM
2. 2026-06-18
   days on market $419,000 Active 15 DOM
3. 2026-06-17
   days on market $419,000 Active 14 DOM
4. 2026-06-16
   days on market $419,000 Active 13 DOM
5. 2026-06-15
   days on market $419,000 Active 12 DOM
6. 2026-06-14
   days on market $419,000 Active 10 DOM
7. 2026-06-10
   days on market $419,000 Active 7 DOM
8. 2026-06-09
   days on market $419,000 Active 6 DOM
9. 2026-06-08
   days on market $419,000 Active 5 DOM
10. 2026-06-07
    remarks 201-char remark
11. 2026-06-07
    listed $419,000 Active 4 DOM

ⓘ 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: $3,540 · $295/mo
• Projected year-2 tax: $4,347 · $362/mo
• Expected delta: +$807/yr (+$67/mo · 22.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $44,088
• − Mortgage interest: −$23,471
• − Property taxes: −$3,540
• − Insurance: −$2,095
• − Repairs & maintenance: −$3,527
• − Management: −$3,527
• − Depreciation: −$12,189
• Taxable loss: −$4,261
• Est. tax savings @ 24.0%: +$1,023
• After-tax cash flow: $3,850/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: Fitchburg
• NCES district ID: 2504890
• Math proficiency: 15% ▼ -14.00%
• Reading proficiency: 30% ▼ -7.00%
• Median HH income: $48,430
• Composite: 19.78/100
• National rank: #8705
• State rank: #282 of 302 in MA

Livability — Fitchburg

• Score: 69/100
• State rank: #137
• US rank: #8435

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fitchburg, MA
• County: Worcester County · 487,911 people
• City population: 41,839
• Metro: Worcester, MA-CT
• Population (ZIP): 41,839
• Household income: $72,780
• Rent vs Own: 45.8% rent · 54.2% own
• Severe rent burden: 1763.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 57% Hispanic / Latino 30% Two or more races 19% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 20% Dominican 2%
• Common ancestry: Lithuanian 8% Romanian 3% Slovak 1%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 71% English-only · Spanish 22% French/Haitian/Cajun 3% Other Indo-European 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: ▼ -102.11%
• Current HPI: 303.1067
• Rent YoY: ▲ 3.06%
• Metro: Worcester, MA-CT
• 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

+201.7% since first listed

12 events — show timeline

• 2026-06-03 Listed $419,000 MLS PIN
• 2020-12-22 Sold (MLS) $205,000 MLS PIN
• 2020-12-07 Pending — MLS PIN
• 2020-11-21 Price Changed $227,999 MLS PIN
• 2020-11-09 Price Changed $229,999 MLS PIN
• 2020-10-30 Price Changed $239,000 MLS PIN
• 2020-10-23 Listed $240,000 MLS PIN
• 2019-10-15 Sold (MLS) $128,000 MLS PIN
• 2019-08-22 Pending — MLS PIN
• 2019-06-28 Relisted — MLS PIN
• 2019-06-26 Contingent — MLS PIN
• 2019-06-20 Listed $138,888 MLS PIN

Property tax history

+4.0%/yr

Latest (2022): $3,540 · +16.1% YoY. Source: county tax records.