25 Quinebaug Rd · Quinebaug, CT 01571

$409,900

4 bd · 3.0 ba · 2,229 sqft · MultiFamily public records · 127 Days on market

Built 1901 6,534 sqft lot $184/sqft · 13% below area Est $469k · 13% 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 +17.0/30.0
• ARV discount +13.1/15.0
• DSCR +5.3/10.0
• Schools +4.0/10.0
• 1% rule +3.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

Nestled in the heart of Dudley, Massachusetts, this residence at 25 Quinebaug Rd presents an opportunity to own a piece of New England charm with a history dating back to 1901. Situated on a 6534 square foot lot, offers a blend of classic architecture and the potential for modern living. With a generous 2229 square feet of living area spread across two stories provides ample space for comfortable living. The property offers four bedrooms allowing for versatile use as private living spaces or guest accommodations. Imagine waking up each morning enjoying your coffee in a sun-drenched 3 season porch. The property includes two full bathrooms, ensuring convenience for everyone. The two-car garage offers protected parking and additional storage. This residence needs work/renovations and is a canvas awaiting your personal touch! SOLD AS IS , EXCLUDING ALL OWNER PERSONAL PROPERTY!

Key facts

• 6,534 sq ft lot
• 2 garage spots
• Built 1901

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath multifamily listed at $410k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/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 $360k (12.2% below list).
• Recommended offer: $360k (12.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#134 in CT) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment B; Watch: schools F, amenities F, commute F.
• Dudley-Charlton Reg (rural): math 34% / reading 52% proficiency, ranked #166 of 302 in MA (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: 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 $12k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($361k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 25y 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 $95k; list at $410k implies a 331% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $360,000 (12.2% below list)

Questions for the listing agent

1. It's been on market 127 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 1901 — 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. Schools are F-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. 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.
7. 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.
8. 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: 7.10%
• Cash-on-cash: 2.87%
• DSCR: 1.13
• GRM: 9.5

CMA / ARV

• ARV (median comp): $468,649
• List price: $409,900
• Delta: -12.54%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -11.8%
• Equity multiple: 0.57×
• Total profit: $-49,052
• Equity at exit: $61,117

10-year hold

• IRR: -2.7%
• Equity multiple: 0.82×
• Total profit: $-20,646
• Equity at exit: $35,441

Cash invested: $114,772 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 27 Tenant-Leaning
• State Connecticut: 27 Tenant-Leaning · D+7
• County: — inherits STATE
• City: — inherits STATE

Strong tenant statutes; rent commissions in some towns; courts slow especially in cities.

Methodology + full state rankings →

ZIP-level market 01571

• Home prices YoY: -12.0%
• Price-to-rent: 19.0×

Monthly cashflow live

• Estimated rent: $3,600 medium
• Mortgage (P&I): −$2,150
• Tax from tax record: −$249 /mo · $2,991/yr
• Insurance: −$171
• HOA: −$0
• Vacancy / Maint / Mgmt: −$756
• Net cashflow: $274

Break-even live

Break-even rent $3,253

Max offer price $409,900

Occupancy floor 87%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,600
Total (2 units)			$3,600

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: $102,475
• Closing costs: $12,297
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $409,900 Active 127 DOM
2. 2026-06-17
   days on market $409,900 Active 126 DOM
3. 2026-06-16
   days on market $409,900 Active 125 DOM
4. 2026-06-15
   days on market $409,900 Active 124 DOM
5. 2026-06-14
   days on market $409,900 Active 122 DOM
6. 2026-06-13
   days on market $409,900 Active 121 DOM
7. 2026-06-10
   days on market $409,900 Active 119 DOM
8. 2026-06-09
   days on market $409,900 Active 118 DOM
9. 2026-06-08
   days on market $409,900 Active 117 DOM
10. 2026-06-05
    days on market $409,900 Active 113 DOM
11. 2026-06-03
    days on market $409,900 Active 112 DOM
12. 2026-06-02
    days on market $409,900 Active 111 DOM
13. 2026-06-01
    days on market $409,900 Active 110 DOM
14. 2026-05-31
    days on market $409,900 Active 109 DOM
15. 2026-05-31
    days on market $409,900 Active 108 DOM
16. 2026-03-06
    price $409,900 887-char remark

    Show marketing remark (887 chars)

    Nestled in the heart of Dudley, Massachusetts, this residence at 25 Quinebaug Rd presents an opportunity to own a piece of New England charm with a history dating back to 1901. Situated on a 6534 square foot lot, offers a blend of classic architecture and the potential for modern living. With a generous 2229 square feet of living area spread across two stories provides ample space for comfortable living. The property offers four bedrooms allowing for versatile use as private living spaces or guest accommodations. Imagine waking up each morning enjoying your coffee in a sun-drenched 3 season porch. The property includes two full bathrooms, ensuring convenience for everyone. The two-car garage offers protected parking and additional storage. This residence needs work/renovations and is a canvas awaiting your personal touch! SOLD AS IS , EXCLUDING ALL OWNER PERSONAL PROPERTY!

17. 2026-02-11
    listed $424,900 New 887-char remark

    Show marketing remark (887 chars)

    Nestled in the heart of Dudley, Massachusetts, this residence at 25 Quinebaug Rd presents an opportunity to own a piece of New England charm with a history dating back to 1901. Situated on a 6534 square foot lot, offers a blend of classic architecture and the potential for modern living. With a generous 2229 square feet of living area spread across two stories provides ample space for comfortable living. The property offers four bedrooms allowing for versatile use as private living spaces or guest accommodations. Imagine waking up each morning enjoying your coffee in a sun-drenched 3 season porch. The property includes two full bathrooms, ensuring convenience for everyone. The two-car garage offers protected parking and additional storage. This residence needs work/renovations and is a canvas awaiting your personal touch! SOLD AS IS , EXCLUDING ALL OWNER PERSONAL PROPERTY!

18. 2001-07-19
    soldstatus $95,000 102-char remark

    Show marketing remark (102 chars)

    GREAT OPPORTUNITY FOR A 2 FAMILY AT A GREAT PRICE. MUCH WORK IS DONE BUT STILL NEEDS TLC. NO VA OR FHA

19. 2001-07-19
    soldstatus $95,000

    Show marketing remark (102 chars)

    GREAT OPPORTUNITY FOR A 2 FAMILY AT A GREAT PRICE. MUCH WORK IS DONE BUT STILL NEEDS TLC. NO VA OR FHA

20. 2001-06-02
    historical 102-char remark

    Show marketing remark (102 chars)

    GREAT OPPORTUNITY FOR A 2 FAMILY AT A GREAT PRICE. MUCH WORK IS DONE BUT STILL NEEDS TLC. NO VA OR FHA

21. 2001-05-18
    listed $99,900 102-char remark

    Show marketing remark (102 chars)

    GREAT OPPORTUNITY FOR A 2 FAMILY AT A GREAT PRICE. MUCH WORK IS DONE BUT STILL NEEDS TLC. NO VA OR FHA

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

Tax reassessment forecast CT · Partial reset (capped growth)

• Current annual tax: $2,991 · $249/mo
• Projected year-2 tax: $5,881 · $490/mo
• Expected delta: +$2,890/yr (+$241/mo · 96.6%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 58% 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 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $43,200
• − Mortgage interest: −$22,961
• − Property taxes: −$2,991
• − Insurance: −$2,050
• − Repairs & maintenance: −$3,456
• − Management: −$3,456
• − Depreciation: −$11,924
• Taxable loss: −$3,638
• Est. tax savings @ 24.0%: +$873
• After-tax cash flow: $4,166/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: Dudley-Charlton Reg
• NCES district ID: 2504360
• Math proficiency: 34% ▼ -17.00%
• Reading proficiency: 52% ▼ -6.00%
• Median HH income: $78,069
• Composite: 39.6/100
• National rank: #3923
• State rank: #166 of 302 in MA

Livability — Quinebaug

• Score: 62/100
• State rank: #134
• US rank: #16636

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 787
• Population (ZIP): 11,886

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 (85%)
• Race & ethnicity: White 85% Black 5% Two or more races 4% Hispanic / Latino 4% Asian 3%
• Common ancestry: Romanian 14% Lithuanian 12% Russian 2%
• Foreign-born: 7% · Canada
• Languages at home: 88% English-only · Other Indo-European 3% Russian/Polish/Slavic 2% 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: ▼ -39.47%
• Current HPI: 289.1498
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.06%
• F500 in state: 38

Industry mix (Fortune 500 HQ in CT)

Industry	F500 HQs	Revenue
▸Industrial Machinery	4	$38B
▸Insurance	3	$71B
▸Financial Services	2	$25B
▸Transportation / Logistics	2	$18B
▸Healthcare	1	$247B
▸Telecommunications	1	$55B

Price history

+310.3% since first listed

6 events — show timeline

• 2026-03-06 Price Changed $409,900 MLS PIN
• 2026-02-11 Listed $424,900 MLS PIN
• 2001-07-19 Sold (Public Records) $95,000 Public Records
• 2001-07-19 Sold (MLS) $95,000 MLS PIN
• 2001-06-02 Listing Removed — MLS PIN
• 2001-05-18 Listed $99,900 MLS PIN

Property tax history

+3.4%/yr

Latest (2023): $2,991 · +3.0% YoY. Source: county tax records.