5 Circle St · Templeton, MA 01436

$434,000

7 bd · 3.0 ba · 3,787 sqft · MultiFamily public records · 297 Days on market

Built 1930 0.60 ac lot $115/sqft · 19% above area Est $363k · 19% over ↓ 3% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.7/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Multi-family units

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

Listing remarks MLS

Welcome home to this charming, iconic property situated atop one of Baldwinville’s central hills! Lovingly maintained for many years, this stately home is now ready to bless new owners. Set back from the road with mature trees and beautiful gardens, it offers the best of privacy along with easy access to Baldwinville’s abundant amenities. This lovely residence is graced with a formal entryway, fireplaced living and dining rooms on either side, along with a spacious kitchen and breakfast nook, pantry, and 1st floor full bath and laundry. Expansive primary bedroom and 4 additional bedrooms along with full bath complete the upstairs. Added to all of this is an attached 2-bedroom apartment! Perfect opportunity for an in-law suite or extra rental income! Other bonuses include new boiler (2023), new roof (2022), and new electrical panel (2023). Make this elegant home yours and bring it to the next level!

Key facts

• Breakfast nook
• Formal entryway
• Spacious kitchen

Tags

• ATTACHED 2-BEDROOM APARTMENT
• FORMAL ENTRYWAY
• FIREPLACED LIVING ROOM
• FIREPLACED DINING ROOM
• SPACIOUS KITCHEN
• BREAKFAST NOOK

What this means for you Summary

Snapshot

• This is a 7-bed/3.0-bath multifamily listed at $434k.

Deal economics

• At list price, monthly cash flow is $5k ($65k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $434k).
• Recommended offer: $382k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Narragansett (suburban): math 24% / reading 37% proficiency, ranked #246 of 302 in MA (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Templeton Elementary School (math 23% / reading 38%, grade F, #656 of 938 statewide, top 70%, 644 students, 0% FRL); Narragansett Middle (math 25% / reading 34%, grade F, #208 of 305 statewide, top 68%, 359 students, 0% FRL); Narragansett Regional High (math 27% / reading 47%, grade F, #238 of 343 statewide, top 71%, 468 students, 0% FRL) — zoned schools average 0% FRL vs 26% district-wide (26 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 11 active listings in the ZIP; 2,293 units permitted in Worcester County in 2024 (1,205 in 5+ unit buildings).

Forward outlook

• In year one you build about $35k of equity ($3k loan paydown + $32k appreciation (7.5% local appreciation)).
• At projected returns (7.5% appreciation + 3.0% rent growth), your $122k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$57k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 297 days — a 12% lower offer ($382k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AREA NOT INCLUDED (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $381,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 297 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 2.42% ✓
• Cap rate: 21.29%
• Cash-on-cash: 53.58%
• DSCR: 3.38
• GRM: 3.4

CMA / ARV

• ARV (median comp): $363,226
• List price: $434,000
• Delta: 19.48%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 63.8%
• Equity multiple: 5.20×
• Total profit: $510,291
• Equity at exit: $314,692

10-year hold

• IRR: 59.4%
• Equity multiple: 11.07×
• Total profit: $1,223,936
• Equity at exit: $610,847

Cash invested: $121,520 (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: 10.3×

Monthly cashflow live

• Estimated rent: $10,500 medium
• Mortgage (P&I): −$2,276
• Tax from tax record: −$413 /mo · $4,952/yr
• Insurance: −$181
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,205
• Net cashflow: $5,426

Break-even live

Break-even rent $3,632

Max offer price $434,000

Occupancy floor 43%

Sensitivity live

Price	-10% $5,671	-5% $5,548	+0% $5,426	+5% $5,303	+10% $5,180
Rent	-10% $4,596	-5% $5,011	+0% $5,426	+5% $5,840	+10% $6,255
Rate	-1.0pp $5,644	-0.5pp $5,536	base $5,426	+0.5pp $5,313	+1.0pp $5,199

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1.5	$10,500
Total (3 units)			$10,500

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: $108,500
• Closing costs: $13,020
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-22
   days on market $434,000 Active 297 DOM
2. 2026-06-18
   days on market $434,000 Active 294 DOM
3. 2026-06-17
   days on market $434,000 Active 293 DOM
4. 2026-06-16
   days on market $434,000 Active 292 DOM
5. 2026-06-15
   days on market $434,000 Active 291 DOM
6. 2026-06-14
   days on market $434,000 Active 289 DOM
7. 2026-06-13
   days on market $434,000 Active 288 DOM
8. 2026-06-10
   days on market $434,000 Active 286 DOM
9. 2026-06-09
   days on market $434,000 Active 285 DOM
10. 2026-06-08
    days on market $434,000 Active 284 DOM
11. 2026-06-07
    days on market $434,000 Active 283 DOM
12. 2026-06-05
    days on market $434,000 Active 280 DOM
13. 2026-06-03
    days on market $434,000 Active 279 DOM
14. 2026-06-02
    days on market $434,000 Active 278 DOM
15. 2026-06-01
    days on market $434,000 Active 277 DOM
16. 2026-05-31
    days on market $434,000 Active 276 DOM
17. 2026-05-31
    days on market $434,000 Active 275 DOM
18. 2026-04-01
    price $434,000 930-char remark

    Show marketing remark (930 chars)

    Welcome home to this charming, iconic property situated atop one of Baldwinville’s central hills! Lovingly maintained for many years, this stately home is now ready to bless new owners. Set back from the road with mature trees and beautiful gardens, it offers the best of privacy along with easy access to Baldwinville’s abundant amenities. This lovely residence is graced with a formal entryway, fireplaced living and dining rooms on either side, along with a spacious kitchen and breakfast nook, pantry, and 1st floor full bath and laundry. Expansive primary bedroom and 4 additional bedrooms along with full bath complete the upstairs. Added to all of this is an attached 2-bedroom apartment! Perfect opportunity for an in-law suite or extra rental income! Other bonuses include new boiler (2023), new roof (2022), and new electrical panel (2023). Make this elegant home yours and bring it to the next level!

19. 2025-11-21
    price $439,000 930-char remark

    Show marketing remark (930 chars)

    Welcome home to this charming, iconic property situated atop one of Baldwinville’s central hills! Lovingly maintained for many years, this stately home is now ready to bless new owners. Set back from the road with mature trees and beautiful gardens, it offers the best of privacy along with easy access to Baldwinville’s abundant amenities. This lovely residence is graced with a formal entryway, fireplaced living and dining rooms on either side, along with a spacious kitchen and breakfast nook, pantry, and 1st floor full bath and laundry. Expansive primary bedroom and 4 additional bedrooms along with full bath complete the upstairs. Added to all of this is an attached 2-bedroom apartment! Perfect opportunity for an in-law suite or extra rental income! Other bonuses include new boiler (2023), new roof (2022), and new electrical panel (2023). Make this elegant home yours and bring it to the next level!

20. 2025-08-28
    listed $449,000 New 930-char remark

    Show marketing remark (930 chars)

    Welcome home to this charming, iconic property situated atop one of Baldwinville’s central hills! Lovingly maintained for many years, this stately home is now ready to bless new owners. Set back from the road with mature trees and beautiful gardens, it offers the best of privacy along with easy access to Baldwinville’s abundant amenities. This lovely residence is graced with a formal entryway, fireplaced living and dining rooms on either side, along with a spacious kitchen and breakfast nook, pantry, and 1st floor full bath and laundry. Expansive primary bedroom and 4 additional bedrooms along with full bath complete the upstairs. Added to all of this is an attached 2-bedroom apartment! Perfect opportunity for an in-law suite or extra rental income! Other bonuses include new boiler (2023), new roof (2022), and new electrical panel (2023). Make this elegant home yours and bring it to the next level!

ⓘ 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: $4,952 · $413/mo
• Projected year-2 tax: $5,145 · $429/mo
• Expected delta: +$193/yr (+$16/mo · 3.9%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AREA NOT INCLUDED · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate

Taxation est. · year 1

• Rental income: $126,000
• − Mortgage interest: −$24,311
• − Property taxes: −$4,952
• − Insurance: −$2,170
• − Repairs & maintenance: −$10,080
• − Management: −$10,080
• − Depreciation: −$12,625
• Taxable income: $61,782
• Est. tax owed @ 24.0%: −$14,828
• After-tax cash flow: $50,279/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: Narragansett
• NCES district ID: 2508280
• Math proficiency: 24% ▼ -20.00%
• Reading proficiency: 37% ▼ -6.00%
• Median HH income: $67,634
• Composite: 28.26/100
• National rank: #6797
• State rank: #246 of 302 in MA

Livability — Templeton

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Baldwinville, MA
• 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

-3.3% since first listed

3 events — show timeline

• 2026-04-01 Price Changed $434,000 MLS PIN
• 2025-11-21 Price Changed $439,000 MLS PIN
• 2025-08-28 Listed $449,000 MLS PIN

Property tax history

+4.4%/yr

Latest (2023): $4,952 · -5.3% YoY. Source: county tax records.