139 East County Rd · Rutland, MA 01543

$419,900

6 bd · 3.0 ba · 3,492 sqft · MultiFamily public records · 23 Days on market

Built 1988 11 ac lot $120/sqft · 66% below area Est $622k · 32% under

---

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 +18.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +5.1/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.7/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

This is the nicest unit in the village to date with the most private setting and extra parking. This is a premier location on an estate setting with wooded views off East County Road, abutting Mass Central Rail Trail and conservation land. These homes have expansive lawn areas, and exclusive use of driveways shown on the site plan as well as guest parking, etc. Cathedral living room, oversized dining room, first floor laundry off the kitchen. Very well insulated. Large composite deck with privacy. Low condo fee of $295! Covers All insurance, Landscaping, Driveway maintenance, Snow removal. This unit is like new and has been renovated with all new vinyl plank flooring, new carpet, new white

Key facts

• Guest parking
• Premier location
• Wooded views

Tags

• PRIVATE SETTING
• PREMIER LOCATION
• WOODED VIEWS
• EXPANSIVE LAWN AREAS
• EXCLUSIVE USE OF DRIVEWAYS
• GUEST PARKING

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: 1 garage space (covered); 2 open parking spaces; 3 total parking spaces
• Utilities: Private sewer; Shared well; Electric with circuit breakers
• Home design: Single family residence; Attached property
• Construction: Concrete perimeter foundation; Built according to public records
• Exterior features: Wooded lot

Interior

• Kitchen: Range; Range hood; Dishwasher; Water heater
• Bedrooms: Master bedroom on the second floor; Bedroom 2 on the second floor; Bedroom 3 on the second floor
• Flooring: Vinyl flooring; Carpet
• Bathrooms: One full bathroom on the second floor; One half bathroom on the first floor (includes washer and dryer hookups)
• Heating & cooling: Baseboard heating
• Interior features: 6 total rooms; Bonus room; Cathedral ceiling(s) in the living room
• Laundry & utility: Laundry on the first floor; Washer hookup (first floor); Dryer hookup - electric (first floor)

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath multifamily listed at $420k.

Deal economics

• At list price, monthly cash flow is $424 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $420k).
• Recommended offer: $414k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 2.1% in Rutland — 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 75/100 on livability (#69 in MA, #3,818 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: amenities F, commute F, cost of living D-.
• Wachusett (rural): math 47% / reading 60% proficiency, ranked #84 of 302 in MA (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: 42 active listings in the ZIP; 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 $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($414k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $413,601 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.01% ✓
• Cap rate: 7.51%
• Cash-on-cash: 4.33%
• DSCR: 1.19
• GRM: 8.2

CMA / ARV

• ARV (median comp): $621,615
• List price: $419,900
• Delta: -30.86%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -9.5%
• Equity multiple: 0.65×
• Total profit: $-40,934
• Equity at exit: $62,608

10-year hold

• IRR: -0.1%
• Equity multiple: 1.00×
• Total profit: $-501
• Equity at exit: $36,305

Cash invested: $117,572 (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 01543

• Home prices YoY: -1.7%
• Active inventory: 42
• Price-to-rent: 16.5×

Monthly cashflow live

• Estimated rent: $4,254 medium
• Mortgage (P&I): −$2,202
• Tax from tax record: −$559 /mo · $6,713/yr
• Insurance: −$175
• HOA: −$0
• Vacancy / Maint / Mgmt: −$893
• Net cashflow: $424

Break-even live

Break-even rent $3,717

Max offer price $419,900

Occupancy floor 85%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$4,254
Total (2 units)			$4,254

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: $104,975
• Closing costs: $12,597
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $419,900 Active 23 DOM
2. 2026-06-17
   days on market $419,900 Active 22 DOM
3. 2026-06-16
   days on market $419,900 Active 21 DOM
4. 2026-06-15
   days on market $419,900 Active 20 DOM
5. 2026-06-14
   days on market $419,900 Active 18 DOM
6. 2026-06-13
   days on market $419,900 Active 17 DOM
7. 2026-06-10
   days on market $419,900 Active 15 DOM
8. 2026-06-09
   days on market $419,900 Active 14 DOM
9. 2026-06-08
   days on market $419,900 Active 13 DOM
10. 2026-06-07
    days on market $419,900 Active 12 DOM
11. 2026-06-03
    days on market $419,900 Active 8 DOM
12. 2026-06-02
    days on market $419,900 Active 7 DOM
13. 2026-06-01
    days on market $419,900 Active 6 DOM
14. 2026-05-31
    days on market $419,900 Active 5 DOM
15. 2026-05-31
    statusdays on market $419,900 Active 4 DOM
16. 2026-05-01
    price $429,800 790-char remark
17. 2026-03-17
    listed $429,900 New 790-char remark

ⓘ 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: $6,713 · $559/mo
• Projected year-2 tax: $6,713 · $559/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 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 16 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $51,048
• − Mortgage interest: −$23,521
• − Property taxes: −$6,713
• − Insurance: −$2,100
• − Repairs & maintenance: −$4,084
• − Management: −$4,084
• − Depreciation: −$12,215
• Taxable loss: −$1,668
• Est. tax savings @ 24.0%: +$400
• After-tax cash flow: $5,492/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: Wachusett
• NCES district ID: 2511880
• Math proficiency: 47% ▼ -19.00%
• Reading proficiency: 60% ▼ -9.00%
• Median HH income: $96,383
• Composite: 50.07/100
• National rank: #1910
• State rank: #84 of 302 in MA

Livability — Rutland

• Score: 75/100
• State rank: #69
• US rank: #3818

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,202

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 4% Two or more races 3% Asian 2%
• Common ancestry: Lithuanian 8% Romanian 4% Serbian 2%
• Foreign-born: 5% · Canada, Vietnam, Jamaica
• Languages at home: 94% English-only · Vietnamese 2% Spanish 2% Other Indo-European 1%

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: ▼ -6.50%
• Current HPI: 367.8512
• 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

• 2026-05-26 Listed $419,900 MLS PIN

Property tax history

+5.0%/yr

Latest (2023): $6,713 · -7.6% YoY. Source: county tax records.