8 Woodside Ter · Auburn, MA 01501

$480,000

3 bd · 1.0 ba · 1,100 sqft · SingleFamily public records · 18 Days on market

Built 1965 0.68 ac lot Est $404k · 19% over

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Why this score? — see what drove the F 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 +14.5/30.0
• DSCR +4.4/10.0
• Schools +4.4/10.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

BRAND NEW LISTING -- VALUE-PRICED!!! Excellent opportunity to own, in desirable AUBURN, MA! Great Ranch Home on DOUBLE LOT!!! CENTRAL AIR CONDITIONING! --- Open House SUNDAY 7/1, 11-NOON --- 3br 1ba Single Level of Living, with NEW KITCHEN CABS & COUNTERS, Stainless Appliances (Neg., not included) Formal Dining Room with large windows that pour in LIGHT! Single vehicle garage, under, with walk-out lower level, newer heating system, poured concrete floor, windows, could be finished for more living space! Hardwood floors in bedrooms, & living room! Incredibly convenient commuter location! Near to schools, shopping mall, dining/restaurants, golf, parks, ponds, & MORE. $244,000! Don't Wait! Come see us SUNDAY!

Key facts

• One-level living
• Tiled bathroom
• Window seat

Tags

• ONE-LEVEL LIVING
• LARGE KITCHEN
• TILED BATHROOM
• HARDWOOD FLOORS
• CUSTOM BUILT-IN STORAGE
• WINDOW SEAT

Property features AI

Finance

• Other: Listing exclusions: 2 wall-mounted TVs and wall-mounted shelving excluded; riding mower & snowblower negotiable
• HOA & community: Community features include public transportation, shopping, tennis courts, parks, walk/jog trails, golf, medical facility, laundromat, highway access, house of worship and public schools; Not a senior community

Exterior

• Parking: Attached garage (1 garage space); 1 covered space; 5 open parking spaces; Total of 6 parking spaces; Under-cover parking, paved driveway and off-street paved parking
• Utilities: Public water; Public sewer; Electric service: 100 Amp, 110 Volts, circuit breakers; Wired for electric range, electric oven and electric dryer; Water heater (electric)
• Home design: Single family residence; Beige exterior; Shingle roof; Frame construction
• Construction: Stone foundation
• Exterior features: Porch; Patio; Rain gutters; Stone wall; Gentle sloping lot; 170 ft frontage; Paved road frontage on a public dead-end road; Publicly maintained road

Interior

• Kitchen: Pendant lighting; Ceiling fan; Laminate flooring; Range; Dishwasher; Microwave; Refrigerator; Wine refrigerator
• Bedrooms: Master bedroom on the first floor with ceiling fan, closet, hardwood flooring and attic access; Second bedroom on the first floor with closet and hardwood flooring; Third bedroom on the first floor with hardwood flooring and crown molding
• Flooring: Wood; Tile; Laminate
• Bathrooms: One full bathroom on the first floor with tiled tub/shower and stone/ceramic tile flooring
• Heating & cooling: Forced air heating; Heat pump; Oil heating; Central air conditioning; Thermostat (energy efficient)
• Interior features: Open floorplan; Ceiling fans; Crown molding; Insulated doors; Insulated windows with screens; 6 total rooms; Attic access
• Laundry & utility: Washer and dryer present; Washer hookup and electric dryer hookup in the basement; Exterior access from laundry area; Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $480k.

Deal economics

• At list price, monthly cash flow is $107 ($1k/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 $406k (15.3% below list).
• Recommended offer: $406k (15.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Auburn (suburban): math 45% / reading 54% proficiency, ranked #127 of 302 in MA (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Swanson Road Intermediate School (math 40% / reading 56%, grade D, #367 of 938 statewide, top 39%, 554 students, 0% FRL); Auburn Middle (math 42% / reading 48%, grade D, #113 of 305 statewide, top 38%, 652 students, 0% FRL); Auburn Senior High (math 67% / reading 67%, grade B, #97 of 343 statewide, top 30%, 841 students, 0% FRL) — zoned schools average 0% FRL vs 18% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 32 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $14k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($473k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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 $244k; list at $480k implies a 97% gain — meaningful room to come down on a strong offer.

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 $406,474 (15.3% below list)

Questions for the listing agent

1. Built in 1965 — 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: 0.85% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.95%
• DSCR: 1.04
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $403,700
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Waterman	0.42mi	3/1.0	1,164 (+6%)	0mo	$427,000	$367	70
57 Appleton Rd	0.27mi	3/2.0	1,176 (+7%)	8mo	$470,000	$400	65
35 Waterman Rd	0.54mi	3/1.0	1,157 (+5%)	3mo	$425,000	$367	64
24 Phoenix Rd	0.44mi	3/1.0	1,072 (-2%)	18mo	$415,000	$387	60
73 Appleton Rd	0.37mi	3/1.0	972 (-12%)	13mo	$417,000	$429	53
8 Waterman Rd	0.40mi	3/1.5	1,176 (+7%)	22mo	$490,000	$417	49
14 Elbridge Rd	0.38mi	3/1.0	1,215 (+10%)	21mo	$350,000	$288	48
41 Hill St	0.73mi	2/1.0 (-1)	1,076 (-2%)	12mo	$333,000	$309	47
305 Bryn Mawr Ave	0.60mi	4/1.0 (+1)	1,200 (+9%)	12mo	$385,000	$321	42

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: -14.8%
• Equity multiple: 0.47×
• Total profit: $-71,042
• Equity at exit: $71,570

10-year hold

• IRR: -6.2%
• Equity multiple: 0.60×
• Total profit: $-53,379
• Equity at exit: $41,502

Cash invested: $134,400 (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 01501

• Active inventory: 32
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $4,065 medium
• Mortgage (P&I): −$2,517
• Tax from tax record: −$387 /mo · $4,645/yr
• Insurance: −$200
• HOA: −$0
• Vacancy / Maint / Mgmt: −$854
• Net cashflow: $107

Break-even live

Break-even rent $3,929

Max offer price $480,000

Occupancy floor 92%

Sensitivity live

Price	-10% $379	-5% $243	+0% $107	+5% $-29	+10% $-165
Rent	-10% $-214	-5% $-54	+0% $107	+5% $267	+10% $428
Rate	-1.0pp $349	-0.5pp $229	base $107	+0.5pp $-17	+1.0pp $-144

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: $120,000
• Closing costs: $14,400
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Ridge RD Auburn, MA	1.0–3.0	1.0–2.0	900	$3,350	$3.72	15d	46	1.10mi
404 Oxford St N Auburn, MA	2.0	1.0	1200	$4,895	$4.08	16d	1	1.43mi

Listing history 12 events

1. 2026-06-21
   statusdays on market $480,000 Active 18 DOM
2. 2026-06-18
   days on market $480,000 Price Changed 15 DOM
3. 2026-06-17
   days on market $480,000 Price Changed 14 DOM
4. 2026-06-16
   pricestatusdays on market $480,000 Price Changed 13 DOM
5. 2026-06-15
   days on market $490,000 Active 12 DOM
6. 2026-06-14
   days on market $490,000 Active 10 DOM
7. 2026-06-10
   days on market $490,000 Active 7 DOM
8. 2026-06-09
   days on market $490,000 Active 6 DOM
9. 2026-06-08
   days on market $490,000 Active 5 DOM
10. 2026-06-07
    statusdays on market $490,000 Active 4 DOM
11. 2026-06-03
    remarks 699-char remark
12. 2026-06-03
    listed $490,000 New 1 DOM

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

Tax reassessment forecast MA · Partial reset (capped growth)

• Current annual tax: $4,645 · $387/mo
• Projected year-2 tax: $5,274 · $440/mo
• Expected delta: +$630/yr (+$52/mo · 13.6%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°F today · 17 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: $48,777
• − Mortgage interest: −$26,887
• − Property taxes: −$4,645
• − Insurance: −$2,400
• − Repairs & maintenance: −$3,902
• − Management: −$3,902
• − Depreciation: −$13,964
• Taxable loss: −$6,924
• Est. tax savings @ 24.0%: +$1,662
• After-tax cash flow: $2,944/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: Auburn
• NCES district ID: 2502220
• Math proficiency: 45% ▼ -12.00%
• Reading proficiency: 54% ▼ -10.00%
• Median HH income: $72,258
• Composite: 44.47/100
• National rank: #2801
• State rank: #127 of 302 in MA

Livability — Auburn

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

Census & demographics

• Population (ZIP): 16,780

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 5% Two or more races 5% Asian 3%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Lithuanian 12% Romanian 8% Slovak 2%
• Foreign-born: 7% · Canada, Vietnam, China
• Languages at home: 90% English-only · Spanish 3% Other Indo-European 2% Vietnamese 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: ▼ -225.04%
• Current HPI: 270.6131
• 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

+965.2% since first listed

14 events — show timeline

• 2026-06-03 Listed $490,000 MLS PIN
• 2018-08-28 Sold (MLS) $244,000 MLS PIN
• 2018-07-05 Pending — MLS PIN
• 2018-06-28 Listed $244,000 MLS PIN
• 2014-12-30 Sold (MLS) $168,000 MLS PIN
• 2014-11-19 Contingent — MLS PIN
• 2014-11-14 Price Changed $174,900 MLS PIN
• 2014-09-30 Price Changed $189,900 MLS PIN
• 2014-09-15 Price Changed $194,900 MLS PIN
• 2014-09-09 Relisted — MLS PIN
• 2014-07-16 Contingent — MLS PIN
• 2014-06-27 Price Changed $199,900 MLS PIN
• 2014-06-09 Listed $209,900 MLS PIN
• 1983-10-20 Sold (Public Records) $46,000 Public Records

Property tax history

+4.4%/yr

Latest (2023): $4,645 · +12.6% YoY. Source: county tax records.