2 Ethel Ave · Marlborough, MA 01752

$159,900

2 bd · 1.0 ba · 1,000 sqft · Manufactured · 86 Days on market

Built 1978 Good condition $160/sqft · at area comps Est $158k · at est. $1056/mo HOA · 44% 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).

• 1% rule +10.0/10.0
• ARV discount +7.1/15.0
• Cash flow +6.7/30.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• Schools +2.7/10.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully renovated and move-in ready, this home offers modern finishes, a functional layout, and low-maintenance living. Step inside to a bright and open living area filled with natural light from large front windows, creating a warm and inviting atmosphere. The updated kitchen features sleek cabinetry, quartz countertops, subway tile backsplash, and stainless-steel appliances—perfect for everyday living and entertaining. Brand-new flooring runs throughout, complemented by fresh paint and a clean, modern design. The home offers comfortable bedrooms with ample closet space, while the updated bathroom features a modern vanity, clean finishes, and a walk-in shower for a sleek, low-maintenance feel. Enjoy the oversized covered porch—an ideal space for relaxing or entertaining in any season. Monthly Park Fee includes Taxes, Water, Sewer, Trash removal, Road maintenance & Snow removal. Don’t miss this opportunity to own a beautifully updated home in a desirable Marlborough location.

Key facts

• Renovated
• Bright living area
• Natural light

Tags

• RENOVATED
• MODERN FINISHES
• FUNCTIONAL LAYOUT
• LOW-MAINTENANCE LIVING
• BRIGHT LIVING AREA
• NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $160k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-256 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $123k (23.2% below list).
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $123k (23.2% below list) — sets the bar for cash-flow.
• Cap rate 4.4% vs local median 3.0% in Marlborough — 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 76/100 on livability (#59 in MA, #3,372 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: crime C-, amenities F, cost of living F.
• Marlborough (suburban): math 23% / reading 34% proficiency, ranked #250 of 302 in MA (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Francis J Kane (math 25% / reading 46%, grade F, #569 of 938 statewide, top 61%, 493 students, 0% FRL); 1 Lt Charles W. Whitcomb School (math 22% / reading 28%, grade F, #234 of 305 statewide, top 77%, 1,044 students, 0% FRL); Marlborough High (math 42% / reading 43%, grade F, #212 of 343 statewide, top 62%, 1,064 students, 0% FRL) — zoned schools average 0% FRL vs 38% district-wide (38 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+1.2%/yr); 74 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 3,670 units permitted in Middlesex County in 2024 (2,611 in 5+ unit buildings).
• This rent runs 31% of the median local income ($92k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Middlesex County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $61k; list at $160k implies a 162% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 44% of rent.

Recommended offer $122,801 (23.2% 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. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.51% ✓
• Cap rate: 4.37%
• Cash-on-cash: -6.87%
• DSCR: 0.69
• GRM: 5.5

CMA / ARV

• ARV (median comp): $158,427
• List price: $159,900
• Delta: 0.93%
• Verdict: FAIR
• Comps: 13 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32 Ethel Ave	0.10mi	2/2.0	1,000 (0%)	2mo	$175,000	$175	90
11 Sonia Dr	0.36mi	2/1.0	1,000 (0%)	1mo	$184,900	$185	83
29 Ethel Ave	0.08mi	2/2.0	1,056 (+6%)	10mo	$180,000	$170	74
82 Sonia Dr	0.47mi	2/1.0	1,000 (0%)	9mo	$149,900	$150	71
29 Eldorado	0.12mi	2/2.0	1,100 (+10%)	8mo	$203,000	$185	67
10 Eldorado Dr	0.11mi	3/2.0 (+1)	900 (-10%)	5mo	$103,000	$114	66
23 Victoria Ln	0.67mi	2/1.5	1,008 (+1%)	8mo	$90,000	$89	59
88 Victoria Ln	0.65mi	2/1.5	1,000 (0%)	11mo	$128,000	$128	58
19 Catherine Dr	0.27mi	2/1.0	1,120 (+12%)	12mo	$169,000	$151	58
75 Ashley Ln	0.71mi	2/1.0	1,000 (0%)	11mo	$184,000	$184	58
31 Sonia Dr	0.38mi	2/1.0	1,120 (+12%)	6mo	$155,000	$138	57
70 Victoria Ln	0.63mi	3/1.0 (+1)	1,096 (+10%)	2mo	$122,000	$111	48

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 · 1.16% rent growth · sell at horizon

5-year hold

• IRR: -32.2%
• Equity multiple: -0.03×
• Total profit: $-45,938
• Equity at exit: $23,842

10-year hold

• IRR: -65.6%
• Equity multiple: -0.69×
• Total profit: $-75,578
• Equity at exit: $13,825

Cash invested: $44,772 (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 01752

• Rents YoY: 1.2%
• Active inventory: 74
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,411 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,398/yr
• Insurance: −$67
• HOA: −$1,056
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $-256

Break-even live

Break-even rent $2,735

Max offer price $122,801

Occupancy floor —

Sensitivity live

Price	-10% $-146	-5% $-201	+0% $-256	+5% $-312	+10% $-367
Rent	-10% $-447	-5% $-352	+0% $-256	+5% $-161	+10% $-66
Rate	-1.0pp $-176	-0.5pp $-216	base $-256	+0.5pp $-298	+1.0pp $-340

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
586 Boston Post Rd E #6 Marlborough, MA	2.0	1.0	859	$2,050	$2.39	45d	1	0.18mi
750 Farm Rd #128 Marlborough, MA	2.0	1.0	848	$2,800	$3.30	20d	1	0.27mi
740 Farm Rd Marlborough, MA	2.0	1.0	619	$2,199	$3.55	0d	12	0.30mi
688 Boston Post Rd E #223 Marlborough, MA	2.0	1.0	924	$2,100	$2.27	45d	1	0.31mi
447 Boston Post Rd E Marlborough, MA	1.0	1.0	750	$1,955	$2.61	0d	1	0.38mi
339 Boston Post Rd E Marlborough, MA	1.0–3.0	1.0–2.0	1160	$3,742	$3.22	0d	25	0.55mi
39 Briarwood Ln Marlborough, MA	1.0	1.0	625	$2,111	$3.38	0d	4	1.49mi

HOA detail

• Monthly dues: $1,056 · $12,672/yr
• Likely covers: watersewertrashsnow removal

Listing history 20 events

1. 2026-06-21
   days on market $159,900 Active 86 DOM
2. 2026-06-18
   days on market $159,900 Active 83 DOM
3. 2026-06-17
   days on market $159,900 Active 82 DOM
4. 2026-06-16
   days on market $159,900 Active 81 DOM
5. 2026-06-15
   days on market $159,900 Active 80 DOM
6. 2026-06-13
   days on market $159,900 Active 78 DOM
7. 2026-06-09
   days on market $159,900 Active 74 DOM
8. 2026-06-08
   days on market $159,900 Active 73 DOM
9. 2026-06-08
   status $159,900 Active 72 DOM
10. 2026-06-07
    days on market $159,900 Price Changed 72 DOM
11. 2026-06-04
    days on market $159,900 Price Changed 69 DOM
12. 2026-06-03
    pricestatus $159,900 Price Changed 68 DOM
13. 2026-06-01
    days on market $174,990 Active 68 DOM
14. 2026-05-31
    days on market $174,990 Active 67 DOM
15. 2026-04-28
    price $174,990 1016-char remark

    Show marketing remark (1016 chars)

    Beautifully renovated and move-in ready, this home offers modern finishes, a functional layout, and low-maintenance living. Step inside to a bright and open living area filled with natural light from large front windows, creating a warm and inviting atmosphere. The updated kitchen features sleek cabinetry, quartz countertops, subway tile backsplash, and stainless-steel appliances—perfect for everyday living and entertaining. Brand-new flooring runs throughout, complemented by fresh paint and a clean, modern design. The home offers comfortable bedrooms with ample closet space, while the updated bathroom features a modern vanity, clean finishes, and a walk-in shower for a sleek, low-maintenance feel. Enjoy the oversized covered porch—an ideal space for relaxing or entertaining in any season. Monthly Park Fee includes Taxes, Water, Sewer, Trash removal, Road maintenance & Snow removal. Don’t miss this opportunity to own a beautifully updated home in a desirable Marlborough location.

16. 2026-03-25
    listed $179,900 New 1016-char remark

    Show marketing remark (1016 chars)

    Beautifully renovated and move-in ready, this home offers modern finishes, a functional layout, and low-maintenance living. Step inside to a bright and open living area filled with natural light from large front windows, creating a warm and inviting atmosphere. The updated kitchen features sleek cabinetry, quartz countertops, subway tile backsplash, and stainless-steel appliances—perfect for everyday living and entertaining. Brand-new flooring runs throughout, complemented by fresh paint and a clean, modern design. The home offers comfortable bedrooms with ample closet space, while the updated bathroom features a modern vanity, clean finishes, and a walk-in shower for a sleek, low-maintenance feel. Enjoy the oversized covered porch—an ideal space for relaxing or entertaining in any season. Monthly Park Fee includes Taxes, Water, Sewer, Trash removal, Road maintenance & Snow removal. Don’t miss this opportunity to own a beautifully updated home in a desirable Marlborough location.

17. 2025-11-19
    soldstatus $61,000 Sold 955-char remark

    Show marketing remark (955 chars)

    Flippers,Investors what a bargain! This needs a cash/new construction loan & or a FHA 203(k) loan buyer! Great space to create from scratch with your new flooring, paint, colors, appliances etc! Large floorplan awaits your creative design! 2 spacious bedrooms, the master features built in cabinets or remove for the extra space!This unit needs new floors throughout & more, old appliances already removed (except for water heater), ready for you to get working! Huge covered porch on left side to enjoy once remodeled! Unit backs up to the woods for some nice privacy. Metal roof. This park allows anyone to refurbish and rent or refurbish and move in! Lots of potential and space in this unit, come take a look! Sold in as-is condition. Monthly Park Fee includes Taxes, Water, Sewer, Trash removal, Road maintenance & Snow removal. Buyer and Buyer's agent to perform due diligence to verify all information. Convenient location. Call today!

18. 2025-11-17
    status Under Agreement 955-char remark

    Show marketing remark (955 chars)

    Flippers,Investors what a bargain! This needs a cash/new construction loan & or a FHA 203(k) loan buyer! Great space to create from scratch with your new flooring, paint, colors, appliances etc! Large floorplan awaits your creative design! 2 spacious bedrooms, the master features built in cabinets or remove for the extra space!This unit needs new floors throughout & more, old appliances already removed (except for water heater), ready for you to get working! Huge covered porch on left side to enjoy once remodeled! Unit backs up to the woods for some nice privacy. Metal roof. This park allows anyone to refurbish and rent or refurbish and move in! Lots of potential and space in this unit, come take a look! Sold in as-is condition. Monthly Park Fee includes Taxes, Water, Sewer, Trash removal, Road maintenance & Snow removal. Buyer and Buyer's agent to perform due diligence to verify all information. Convenient location. Call today!

19. 2025-11-03
    historical Contingent 955-char remark

    Show marketing remark (955 chars)

    Flippers,Investors what a bargain! This needs a cash/new construction loan & or a FHA 203(k) loan buyer! Great space to create from scratch with your new flooring, paint, colors, appliances etc! Large floorplan awaits your creative design! 2 spacious bedrooms, the master features built in cabinets or remove for the extra space!This unit needs new floors throughout & more, old appliances already removed (except for water heater), ready for you to get working! Huge covered porch on left side to enjoy once remodeled! Unit backs up to the woods for some nice privacy. Metal roof. This park allows anyone to refurbish and rent or refurbish and move in! Lots of potential and space in this unit, come take a look! Sold in as-is condition. Monthly Park Fee includes Taxes, Water, Sewer, Trash removal, Road maintenance & Snow removal. Buyer and Buyer's agent to perform due diligence to verify all information. Convenient location. Call today!

20. 2025-10-31
    listed $95,000 New 955-char remark

    Show marketing remark (955 chars)

    Flippers,Investors what a bargain! This needs a cash/new construction loan & or a FHA 203(k) loan buyer! Great space to create from scratch with your new flooring, paint, colors, appliances etc! Large floorplan awaits your creative design! 2 spacious bedrooms, the master features built in cabinets or remove for the extra space!This unit needs new floors throughout & more, old appliances already removed (except for water heater), ready for you to get working! Huge covered porch on left side to enjoy once remodeled! Unit backs up to the woods for some nice privacy. Metal roof. This park allows anyone to refurbish and rent or refurbish and move in! Lots of potential and space in this unit, come take a look! Sold in as-is condition. Monthly Park Fee includes Taxes, Water, Sewer, Trash removal, Road maintenance & Snow removal. Buyer and Buyer's agent to perform due diligence to verify all information. Convenient location. Call today!

ⓘ 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

• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,931
• − Mortgage interest: −$8,957
• − Property taxes: −$2,398
• − Insurance: −$800
• − Repairs & maintenance: −$2,315
• − Management: −$2,315
• − HOA: −$12,672
• − Depreciation: −$4,652
• Taxable loss: −$5,176
• Est. tax savings @ 24.0%: +$1,242
• After-tax cash flow: $-1,834/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 · 12 photos

Good 80/100 Cosmetic rehab

This beautifully renovated home is move-in ready with modern finishes and low-maintenance living. It offers a bright and open living area with a functional kitchen and updated bathrooms.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and could attract more buyers
• Both Add a smart home system — Improves convenience and energy efficiency, attracting tech-savvy buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and could attract more buyers ↑
• Both Add a smart home system — Improves convenience and energy efficiency, attracting tech-savvy buyers ↑

ⓘ 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: Marlborough
• NCES district ID: 2507320
• Math proficiency: 23% ▼ -14.00%
• Reading proficiency: 34% ▼ -9.00%
• Median HH income: $71,601
• Composite: 26.98/100
• National rank: #7072
• State rank: #250 of 302 in MA

Livability — Marlborough

• Score: 76/100
• State rank: #59
• US rank: #3372

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marlborough, MA
• County: Middlesex County · 1,437,704 people
• City population: 41,647
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 41,647
• Household income: $91,968
• Rent vs Own: 44.0% rent · 56.0% own
• Severe rent burden: 2171.0

Population outlook (Middlesex County) Hauer SSP2

• Today (2025): 1,740,269 people
• By 2030: 1,817,187 · +4.4%
• By 2040: 1,963,195 · +12.8%
• By 2050: 2,087,461 · +20.0%
• By 2075: 2,344,036 · +34.7%
• By 2100: 2,383,776 · +37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 59% Hispanic / Latino 17% Two or more races 16% Asian 5% Black 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Estonian 11% Lithuanian 4% Russian 3%
• Foreign-born: 29% · Canada, China, Jamaica
• Languages at home: 60% English-only · Other Indo-European 20% Spanish 15% French/Haitian/Cajun 1%

Political lean MEDSL · Middlesex

• 2024 margin: Solid D (+39.5) · D 68.5% · R 29.0% · Other 2.5%
• 2008→2024 swing: +9.3pp toward D · 2008: 30.1pp · 2024: 39.5pp
• All cycles: 2024: D+39.5 2020: D+45.2 2016: D+38.1 2012: D+26.9 2008: D+30.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -415.20%
• Current HPI: 269.0905
• Rent YoY: ▲ 1.16%
• 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

+84.2% since first listed

6 events — show timeline

• 2026-04-28 Price Changed $174,990 MLS PIN
• 2026-03-25 Listed $179,900 MLS PIN
• 2025-11-19 Sold (MLS) $61,000 MLS PIN
• 2025-11-17 Pending — MLS PIN
• 2025-11-03 Contingent — MLS PIN
• 2025-10-31 Listed $95,000 MLS PIN