10 Kempton Ct · Lawrence, MA 01841

$1,500,000

9 bd · 6.0 ba · 5,576 sqft · MultiFamily public records · 18 Days on market

Built 1920 5,803 sqft lot Est $1204k · 25% 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 +17.4/30.0
• DSCR +5.4/10.0
• 1% rule +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 6 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

6 Family on a dead end street with lead certificates on file All newer furnaces / hot water tanks metered seperately, state of the art Sprinkler system already installed meticulous basement, clean premises and 5 Units currently occupied. parking in front lot and side lot ...Cash cow. Projected $57,600 annual income. All 2 bedroom units. This is a great investment.

Key facts

• Strong cash flow
• Long-term upside
• Newer roof

Tags

• INVESTMENT OPPORTUNITY
• QUIET DEAD-END STREET
• STRONG CASH FLOW
• LONG-TERM UPSIDE
• NEWER ROOF
• UPDATED WATER HEATERS

Property features AI

Finance

• HOA & community: Community near public transportation, shopping, parks, medical facility, laundromat, and public school; Not a senior community

Exterior

• Parking: Paved off-street parking; 8 open parking spaces (total 8)
• Utilities: Public water; Public sewer; Electric with circuit breakers; Gas available for range
• Home design: 5+ unit multi-family property (5+ units up/down); 3 stories
• Construction: Frame construction; Stone foundation; Built year per public records
• Exterior features: Easements on the lot; Public road frontage; Rubber roof

Interior

• Kitchen: Range; Refrigerator
• Flooring: Vinyl flooring; Laminate flooring
• Bathrooms: 6 full bathrooms
• Heating & cooling: Natural gas heating (6 heating units/zones); Window cooling units; Has heating; Has cooling
• Interior features: Living room; Kitchen; Total of 24 rooms

What this means for you Summary

Snapshot

• This is a 6 × 2-bed/1.0-bath units multifamily listed at $1.50M.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $175/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.29M (13.8% below list).
• Recommended offer: $1.29M (13.8% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 4.0% in Lawrence — 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 70/100 on livability (#133 in MA) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+; Watch: crime C-, amenities D, employment D-.
• Lawrence (suburban): math 10% / reading 19% proficiency, ranked #300 of 302 in MA (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 83% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Lawrence High School (math 21% / reading 30%, grade F, #284 of 343 statewide, top 83%, 3,084 students, 0% FRL) — zoned schools average 0% FRL vs 83% district-wide (83 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 15 active listings in the ZIP; 1,032 units permitted in Essex County in 2024 (590 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $10k of loan paydown is wiped out by about $45k of value loss. Plan a longer hold.
• Essex County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($1.48M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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 $360k; list at $1.50M implies a 317% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,292,600 (13.8% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 0.86% ✗
• Cap rate: 7.18%
• Cash-on-cash: 3.18%
• DSCR: 1.14
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $1,204,416
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
44-46 Butler St	0.26mi	10/5.5 (+1)	5,556 (-0%)	5mo	$1,325,000	$238	76
274-276 Hampshire St	0.48mi	9/6.0	5,844 (+5%)	20mo	$1,263,000	$216	53
36 Manchester St	0.60mi	10/3.0 (+1)	5,072 (-9%)	1mo	$860,000	$170	40

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: -11.6%
• Equity multiple: 0.58×
• Total profit: $-176,871
• Equity at exit: $223,655

10-year hold

• IRR: -2.5%
• Equity multiple: 0.83×
• Total profit: $-70,291
• Equity at exit: $129,693

Cash invested: $420,000 (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 01841

• Home prices YoY: -21.6%
• Active inventory: 15
• Price-to-rent: 58.0×

Monthly cashflow live

• Estimated rent: $12,926 high
• Mortgage (P&I): −$7,866
• Tax from tax record: −$606 /mo · $7,273/yr
• Insurance: −$625
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,714
• Net cashflow: $1,048

Break-even live

Break-even rent $11,600

Max offer price $1,500,000

Occupancy floor 87%

Sensitivity live

Price	-10% $1,897	-5% $1,472	+0% $1,048	+5% $623	+10% $199
Rent	-10% $27	-5% $537	+0% $1,048	+5% $1,558	+10% $2,069
Rate	-1.0pp $1,803	-0.5pp $1,429	base $1,048	+0.5pp $659	+1.0pp $264

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

Units	Beds	Baths	Est. rent
▸ 6× units	2	1	$12,924
Total (6 units)			$12,926

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: $375,000
• Closing costs: $45,000
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-22
   days on market $1,500,000 Active 18 DOM
2. 2026-06-21
   days on market $1,500,000 Active 17 DOM
3. 2026-06-18
   days on market $1,500,000 Active 14 DOM
4. 2026-06-17
   days on market $1,500,000 Active 13 DOM
5. 2026-06-16
   days on market $1,500,000 Active 12 DOM
6. 2026-06-15
   days on market $1,500,000 Active 11 DOM
7. 2026-06-13
   days on market $1,500,000 Active 9 DOM
8. 2026-06-13
   days on market $1,500,000 Active 8 DOM
9. 2026-06-09
   days on market $1,500,000 Active 5 DOM
10. 2026-06-08
    statusdays on market $1,500,000 Active 4 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $1,500,000 New 3 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: $7,273 · $606/mo
• Projected year-2 tax: $12,862 · $1,072/mo
• Expected delta: +$5,588/yr (+$466/mo · 76.8%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥98°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: $155,112
• − Mortgage interest: −$84,023
• − Property taxes: −$7,273
• − Insurance: −$8,298
• − Repairs & maintenance: −$12,409
• − Management: −$12,409
• − Depreciation: −$43,636
• Taxable loss: −$12,936
• Est. tax savings @ 24.0%: +$3,105
• After-tax cash flow: $15,679/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: Lawrence
• NCES district ID: 2506660
• Math proficiency: 10% ▼ -21.00%
• Reading proficiency: 19% ▼ -11.00%
• Median HH income: $34,802
• Composite: 11.87/100
• National rank: #9672
• State rank: #300 of 302 in MA

Livability — Lawrence

• Score: 70/100
• State rank: #133
• US rank: #7750

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lawrence, MA
• City population: 35,967
• Population (ZIP): 52,761

Population outlook (Essex County) Hauer SSP2

• Today (2025): 840,920 people
• By 2030: 872,201 · +3.7%
• By 2040: 927,918 · +10.3%
• By 2050: 970,206 · +15.4%
• By 2075: 1,077,993 · +28.2%
• By 2100: 1,103,053 · +31.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (87%)
• Race & ethnicity: Hispanic / Latino 87% Two or more races 20% White 10% Black 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 16% Dominican 56%
• Common ancestry: Lithuanian 2% Romanian 1% Russian 1%
• Foreign-born: 46% · Canada, Vietnam
• Languages at home: 19% English-only · Spanish 78% Arabic 1% Other Indo-European 1%

Political lean MEDSL · Essex

• 2024 margin: Strong D (+20.3) · D 59.2% · R 38.9% · Other 1.9%
• 2008→2024 swing: 0.0pp no change · 2008: 20.3pp · 2024: 20.3pp
• All cycles: 2024: D+20.3 2020: D+29.1 2016: D+22.5 2012: D+16.2 2008: D+20.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -148.71%
• Current HPI: 538.2935
• 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

+525.0% since first listed

15 events — show timeline

• 2026-06-04 Listed $1,500,000 MLS PIN
• 2015-07-17 Sold (MLS) $360,000 MLS PIN
• 2015-06-19 Pending — MLS PIN
• 2015-05-22 Relisted — MLS PIN
• 2015-05-14 Pending — MLS PIN
• 2015-04-08 Price Changed $369,900 MLS PIN
• 2015-02-24 Price Changed $379,900 MLS PIN
• 2015-01-23 Listed $419,900 MLS PIN
• 2013-08-19 Sold (MLS) $357,000 MLS PIN
• 2013-07-10 Contingent — MLS PIN
• 2013-07-08 Listing Removed — MLS PIN
• 2013-06-06 Price Changed $375,000 MLS PIN
• 2013-02-28 Listed $350,000 MLS PIN
• 2005-02-14 Sold (Public Records) $385,000 Public Records
• 2003-01-31 Sold (Public Records) $240,000 Public Records

Property tax history

+4.5%/yr

Latest (2023): $7,273 · +6.6% YoY. Source: county tax records.