13 Prospect St · Templeton, MA 01133

$399,900

3 bd · 2.5 ba · 1,500 sqft · SingleFamily · 30 Days on market

Built 1937 Good condition 0.36 ac lot Est $378k · 6% over

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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 +13.3/30.0
• Appreciation +5.0/10.0
• ARV discount +4.9/15.0
• DSCR +4.0/10.0
• Condition / age +4.0/5.0
• 1% rule +3.8/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0

Listing remarks

Welcome to this classic home in the Baldwinville section of Templeton. Thoughtfully updated throughout this property offers modern finishes, comfortable livining space, and turnkey convenience for today's lifestyle. The spacious kitchen features quartz countertops, abundant cabinetry, under-cabinet and above-cabinet lighting, and kitchen aid-appliances. This home also offers updated baths including a desirable en-suite bath, other recent updates include siding, windows and garage door. Set on a good size parcel in an established neighborhood, the property offers an excellent opportunity for a buyer to add there on outdoor touches. ,

Key facts

• Quartz countertops
• Spacious kitchen
• Abundant cabinetry

Tags

• SPACIOUS KITCHEN
• QUARTZ COUNTERTOPS
• ABUNDANT CABINETRY
• UNDER-CABINET LIGHTING
• ABOVE-CABINET LIGHTING
• KITCHEN AID APPLIANCES

Property features AI

Finance

• HOA & community: Community features include public transportation, walk/jog trails, medical facility, conservation area and public school; Not a senior community

Exterior

• Parking: Detached garage; One garage space; One covered space; Two open parking spaces; Paved driveway and off-street parking (total 3 parking spaces)
• Utilities: Public water; Public sewer; Electric with circuit breakers; Wired for electric range, electric oven, and electric dryer
• Home design: Single family residence; Tan exterior color; One to multiple stories (rooms listed on first, second and third levels)
• Construction: Frame construction; Stone and brick/mortar foundation; Shingle roof; Built year per public records
• Exterior features: Deck; Cleared lot; Paved road frontage (public, publicly maintained)

Interior

• Kitchen: Range; Dishwasher; Disposal; Microwave; Refrigerator
• Bedrooms: Primary bedroom located on the second floor (approx. 17.6 x 13.1); Bedroom 2 located on the second floor (approx. 14 x 4); Bedroom 3 located on the third floor (approx. 12 x 11)
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms; One half bathroom; Primary bathroom present
• Heating & cooling: Forced air heating
• Interior features: Home office; Sun room; Insulated windows; Total of 7 rooms
• Laundry & utility: Washer; Dryer; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $400k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1 ($17/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $350k (12.5% below list).
• Recommended offer: $350k (12.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — 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: 1 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,293 units permitted in Worcester County in 2024 (1,205 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($3k loan paydown + $12k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $112k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($394k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1937 — 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 $350,000 (12.5% below list)

Questions for the listing agent

1. Built in 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.88% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.01%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $378,000
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
40 Prospect	0.13mi	3/1.5	1,604 (+7%)	7mo	$330,000	$206	73
26 Summer St	0.25mi	3/2.0	1,570 (+5%)	9mo	$185,000	$118	71
17 Cherry St	0.40mi	4/1.5 (+1)	1,583 (+6%)	2mo	$400,000	$253	62
19 Bridge St	0.47mi	4/2.0 (+1)	1,625 (+8%)	12mo	$410,000	$252	47

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.5%
• Equity multiple: 1.43×
• Total profit: $48,315
• Equity at exit: $179,812

10-year hold

• IRR: 10.2%
• Equity multiple: 2.54×
• Total profit: $172,007
• Equity at exit: $277,112

Cash invested: $111,972 (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 01133

• Active inventory: 1
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $3,500 medium
• Mortgage (P&I): −$2,097
• Tax est. 1.5%: −$500 /mo · $5,998/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$735
• Net cashflow: $1

Break-even live

Break-even rent $3,498

Max offer price $399,900

Occupancy floor 95%

Sensitivity live

Price	-10% $278	-5% $140	+0% $1	+5% $-137	+10% $-275
Rent	-10% $-275	-5% $-137	+0% $1	+5% $140	+10% $278
Rate	-1.0pp $203	-0.5pp $103	base $1	+0.5pp $-102	+1.0pp $-208

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23 Hospital Rd Templeton, MA	3.0	2.0	1747	$3,500	$2.00	16d	1	0.97mi

Listing history 19 events

1. 2026-06-22
   days on market $399,900 Active 30 DOM
2. 2026-06-18
   days on market $399,900 Active 27 DOM
3. 2026-06-17
   days on market $399,900 Active 26 DOM
4. 2026-06-16
   days on market $399,900 Active 25 DOM
5. 2026-06-15
   days on market $399,900 Active 24 DOM
6. 2026-06-14
   days on market $399,900 Active 22 DOM
7. 2026-06-13
   days on market $399,900 Active 21 DOM
8. 2026-06-10
   days on market $399,900 Active 19 DOM
9. 2026-06-09
   statusdays on market $399,900 Active 18 DOM
10. 2026-06-08
    days on market $399,900 Back On Market 17 DOM
11. 2026-06-07
    statusdays on market $399,900 Back On Market 16 DOM
12. 2026-06-05
    days on market $399,900 Contingent 13 DOM
13. 2026-06-03
    days on market $399,900 Contingent 12 DOM
14. 2026-06-03
    status $399,900 Contingent 11 DOM
15. 2026-06-02
    days on market $399,900 Active 11 DOM
16. 2026-06-01
    days on market $399,900 Active 10 DOM
17. 2026-05-31
    days on market $399,900 Active 9 DOM
18. 2026-05-31
    days on market $399,900 Active 8 DOM
19. 2026-05-22
    listed $399,900 New

ⓘ 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 AREA NOT INCLUDED · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate

Taxation est. · year 1

• Rental income: $42,000
• − Mortgage interest: −$22,401
• − Property taxes: −$5,998
• − Insurance: −$2,000
• − Repairs & maintenance: −$3,360
• − Management: −$3,360
• − Depreciation: −$11,633
• Taxable loss: −$6,752
• Est. tax savings @ 24.0%: +$1,620
• After-tax cash flow: $1,637/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.

Condition & rehab AI · 14 photos

Good 80/100 Cosmetic rehab

This well-maintained single-family home offers modern finishes and turnkey convenience, with recent updates to the exterior and interior. The property is ready for a new owner to add their personal touch and enjoy a comfortable living space.

Value-add opportunities

• Both landscaping — enhances curb appeal and outdoor living space
• Both painting — fresh paint can make a significant difference in curb appeal and interior aesthetics
• Both landscaping — improves curb appeal and outdoor living space

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and outdoor living space ↑
• Both painting — fresh paint can make a significant difference in curb appeal and interior aesthetics ↑
• Both landscaping — improves curb appeal and outdoor living space ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

• 2026-05-22 Listed $399,900 MLS PIN