56 Glen Devin St #56 · Amesbury Town, MA 01913

$249,000

2 bd · 1.5 ba · 1,200 sqft · Townhouse · 12 Days on market

Built 1972 Est $332k · 25% under $316/mo HOA · 13% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +11.1/30.0
• 1% rule +4.9/10.0
• Rent growth +4.2/5.0
• Schools +3.9/10.0
• Livability +3.3/5.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PEACEFUL WATER VIEWS,PRIVATE BEACH,TENNIS COURTS,CLUBHOUSE,COMPLETE THIS 2BR TOWNHOUSE WITH BUILT-IN ENTERTAINMENT CENTER.APPLIANCES INCLUDED.

Key facts

• $316 HOA
• 2 parking spots
• Built 1972

Property features AI

Finance

• Other: Listing status: Active
• HOA & community: Association fee of $300; Association fee includes insurance, building structure maintenance, road maintenance, and grounds maintenance; Association amenities include a clubroom and beach rights; Not a senior community

Exterior

• Parking: Two open parking spaces
• Utilities: Public water service; Public sewer service
• Home design: Condominium townhouse; Two stories; Entry level is the first floor
• Construction: Built (year from public records); Approximately 1,200 total building area
• Exterior features: Public water; Public sewer

Interior

• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Electric heating; Window unit cooling (window-mounted AC)
• Interior features: Five total rooms; No basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $249k.

Deal economics

• At list price, monthly cash flow is $-99 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $235k (5.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $245k (1.5% below list).
• Recommended offer: $235k (5.7% below list) — sets the bar for cash-flow.
• Cap rate 5.8% vs local median 2.8% in Amesbury 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 66/100 on livability (#170 in MA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B; Watch: amenities F, commute F, cost of living F.
• Amesbury (suburban): math 34% / reading 51% proficiency, ranked #173 of 302 in MA (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Amesbury Elementary (math 37% / reading 52%, grade F, #421 of 938 statewide, top 48%, 328 students, 0% FRL); Amesbury Middle (math 30% / reading 46%, grade F, #154 of 305 statewide, top 51%, 584 students, 0% FRL); Amesbury High (math 57% / reading 77%, grade B, #97 of 343 statewide, top 30%, 453 students, 0% FRL) — zoned schools average 0% FRL vs 21% district-wide (21 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+7.0%/yr); 38 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,032 units permitted in Essex County in 2024 (590 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Essex County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 29y 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 $7k; list at $249k implies a 3311% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 56% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $234,683 (5.7% 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. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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. 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?
7. 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.
8. 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.
9. 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: 0.99% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.70%
• DSCR: 0.92
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $332,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37 Hope Dr #37	0.41mi	2/1.5	1,192 (-1%)	16mo	$305,000	$256	66
28 Powderhouse Ct #28	0.47mi	3/1.5 (+1)	1,190 (-1%)	8mo	$319,000	$268	65
6 Adams Ct #6	0.54mi	3/1.5 (+1)	1,190 (-1%)	4mo	$315,000	$265	65
26 Pamela Ln #26	0.47mi	2/1.5	1,310 (+9%)	1mo	$360,000	$275	62
27 Mason Ct #27	0.52mi	3/1.5 (+1)	1,190 (-1%)	10mo	$285,000	$239	61
10 Mason Ct #10	0.65mi	3/1.5 (+1)	1,190 (-1%)	5mo	$345,000	$290	59
29 Adams Ct #29	0.57mi	3/1.5 (+1)	1,190 (-1%)	10mo	$330,000	$277	59
18 Senee Ct #18	0.56mi	3/1.5 (+1)	1,190 (-1%)	11mo	$371,500	$312	58
28 Adams Ct #28	0.56mi	3/1.5 (+1)	1,190 (-1%)	15mo	$329,000	$276	55
1 Senee Ct #1	0.56mi	3/1.5 (+1)	1,190 (-1%)	16mo	$359,000	$302	54
3 Tremont Ave Unit A	0.65mi	3/2.0 (+1)	1,106 (-8%)	3mo	$451,731	$408	47
21 Whittier Meadows Dr #21	0.74mi	2/1.5	1,340 (+12%)	15mo	$400,000	$299	34

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 · 7.0% rent growth · sell at horizon

5-year hold

• IRR: -13.8%
• Equity multiple: 0.48×
• Total profit: $-36,150
• Equity at exit: $37,127

10-year hold

• IRR: 1.2%
• Equity multiple: 1.10×
• Total profit: $7,110
• Equity at exit: $21,529

Cash invested: $69,720 (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 01913

• Home prices YoY: -30.4%
• Rents YoY: 7.0%
• Active inventory: 38
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,453 high
• Mortgage (P&I): −$1,306
• Tax est. 1.5%: −$311 /mo · $3,735/yr
• Insurance: −$104
• HOA: −$316
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $-99

Break-even live

Break-even rent $2,578

Max offer price $234,683

Occupancy floor 99%

Sensitivity live

Price	-10% $73	-5% $-13	+0% $-99	+5% $-185	+10% $-271
Rent	-10% $-293	-5% $-196	+0% $-99	+5% $-2	+10% $95
Rate	-1.0pp $26	-0.5pp $-36	base $-99	+0.5pp $-163	+1.0pp $-229

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100-106 Whitehall Rd Amesbury, MA	1.0–2.0	1.0	675	$2,100	$3.11	0d	4	0.23mi
164 Whitehall Rd Amesbury, MA	1.0–2.0	1.0	784	$2,250	$2.87	0d	7	0.54mi
8 Carriage Hill Rd Unit CH8-23 Amesbury, MA	2.0	1.0	700	$2,250	$3.21	0d	1	0.71mi
23 Chester St #1 Amesbury, MA	1.0	1.5	903	$2,900	$3.21	0d	1	0.72mi
106 Main St Amesbury, MA	2.0	1.5	1300	$3,400	$2.62	13d	1	1.01mi
10 Harrison Ave Fl 2 Amesbury, MA	2.0	1.0	850	$2,375	$2.79	25d	1	1.08mi

HOA detail

• Monthly dues: $316 · $3,792/yr
• Likely covers: water

Listing history 10 events

1. 2026-06-21
   days on market $249,000 Active 12 DOM
2. 2026-06-18
   days on market $249,000 Active 9 DOM
3. 2026-06-17
   days on market $249,000 Active 8 DOM
4. 2026-06-16
   days on market $249,000 Active 7 DOM
5. 2026-06-15
   days on market $249,000 Active 6 DOM
6. 2026-06-13
   statusdays on market $249,000 Active 4 DOM
7. 2026-06-13
   remarks 269-char remark
8. 2026-06-13
   days on market $249,000 New 3 DOM
9. 2026-06-10
   remarks 262-char remark
10. 2026-06-10
    listed $249,000 New 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,436
• − Mortgage interest: −$13,948
• − Property taxes: −$3,735
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,355
• − Management: −$2,355
• − HOA: −$3,792
• − Depreciation: −$7,244
• Taxable loss: −$5,238
• Est. tax savings @ 24.0%: +$1,257
• After-tax cash flow: $70/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: Amesbury
• NCES district ID: 2501860
• Math proficiency: 34% ▼ -20.00%
• Reading proficiency: 51% ▼ -8.00%
• Median HH income: $75,584
• Composite: 38.95/100
• National rank: #4082
• State rank: #173 of 302 in MA

Livability — Amesbury Town

• Score: 66/100
• State rank: #170
• US rank: #11379

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Amesbury Town, MA
• County: Essex County · 632,995 people
• City population: 17,277
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 17,403
• Household income: $103,554
• Rent vs Own: 31.4% rent · 68.6% own
• Severe rent burden: 703.0

Population outlook (Essex County) Hauer SSP2

• Today (2025): 840,920 people
• By 2030: 872,201 · +3.7%
• By 2040: 927,918 · +10.3%
• By 2050: 970,206 · +15.4%
• By 2075: 1,077,993 · +28.2%
• By 2100: 1,103,053 · +31.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 6% Hispanic / Latino 4% Black 3% Asian 1%
• Common ancestry: Lithuanian 8% Romanian 5% Slovak 3%
• Foreign-born: 9% · Canada
• Languages at home: 92% English-only · Spanish 2% Other Indo-European 2% Arabic 1%

Political lean MEDSL · Essex

• 2024 margin: Strong D (+20.3) · D 59.2% · R 38.9% · Other 1.9%
• 2008→2024 swing: 0.0pp no change · 2008: 20.3pp · 2024: 20.3pp
• All cycles: 2024: D+20.3 2020: D+29.1 2016: D+22.5 2012: D+16.2 2008: D+20.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -132.68%
• Current HPI: 303.1683
• Rent YoY: ▲ 7.00%
• 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

+228.1% since first listed

4 events — show timeline

• 2026-06-09 Listed $249,000 MLS PIN
• 1997-06-30 Sold (MLS) $7,300 MLS PIN
• 1997-05-24 Listing Removed — MLS PIN
• 1997-04-01 Listed $75,900 MLS PIN