145 Eastern Ave · Worcester, MA 01605

$695,900

7 bd · 3.0 ba · 3,390 sqft · MultiFamily public records · 108 Days on market

Built 1878 4,080 sqft lot $205/sqft · at area comps Est $700k · at est.

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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 +20.0/30.0
• ARV discount +7.8/15.0
• DSCR +6.4/10.0
• 1% rule +4.7/10.0
• Livability +4.4/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• 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

This multi-family residence presents an attractive property in great condition. The generous 3446 square feet of living area offers a canvas to create a comfortable and inviting home. The four stories provide ample space for a variety of living arrangements. A potential 4th unit in the basement, an investor's dream. Brand new Viessmann combination boiler for 1 unit and the others 2 are about 3 years old.

Key facts

• Great condition
• Generous living area
• Four stories

Tags

• MULTI-FAMILY RESIDENCE
• GREAT CONDITION
• GENEROUS LIVING AREA
• FOUR STORIES
• POTENTIAL 4TH UNIT
• VIESSMANN COMBINATION BOILER

What this means for you Summary

Snapshot

• This is a 7-bed/3.0-bath multifamily listed at $696k.

Deal economics

• At list price, monthly cash flow is $858 ($10k/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 $673k (3.3% below list).
• Recommended offer: $633k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 4.1% in Worcester — 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 87/100 on livability (#9 in MA, #312 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+; Watch: schools C-, cost of living D.
• Worcester (urban): math 17% / reading 30% proficiency, ranked #280 of 302 in MA (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.8%/yr); 35 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).
• At $6,726/mo this rent would consume 148% of the median local household income ($55k/yr) (locally 1991% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $21k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($633k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $44k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1878 — expect roof / HVAC / electrical / plumbing capex.
• 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 $633,269 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1878 — 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. 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.
6. 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.
7. 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: 0.97% ✗
• Cap rate: 7.77%
• Cash-on-cash: 5.28%
• DSCR: 1.24
• GRM: 8.6

CMA / ARV

• ARV (median comp): $700,217
• List price: $695,900
• Delta: -0.62%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Hooper St	0.06mi	7/3.0	3,458 (+2%)	15mo	$700,000	$202	81
91 Stanton St	0.29mi	6/3.0 (-1)	3,201 (-6%)	1mo	$715,000	$223	71
67 Rodney St	0.17mi	6/4.0 (-1)	3,204 (-6%)	4mo	$580,000	$181	71
9 Windsor St	0.25mi	7/4.5	3,397 (+0%)	15mo	$675,000	$199	70
41 Hooper St	0.13mi	6/3.0 (-1)	3,150 (-7%)	13mo	$785,000	$249	66
40 Orne St	0.43mi	7/3.0	3,280 (-3%)	13mo	$675,000	$206	64
59 Everard St	0.25mi	7/3.0	3,228 (-5%)	21mo	$580,000	$180	63
35 Stanton St	0.18mi	6/3.0 (-1)	3,821 (+13%)	7mo	$450,000	$118	60
74 Green Hill Pkwy	0.53mi	8/3.0 (+1)	3,605 (+6%)	3mo	$765,000	$212	57
3 Perkins	0.51mi	8/3.0 (+1)	3,639 (+7%)	3mo	$665,000	$183	57
20 Rodney St	0.06mi	6/3.0 (-1)	3,006 (-11%)	22mo	$516,500	$172	55
7 Elizabeth St	0.14mi	6/3.5 (-1)	2,928 (-14%)	15mo	$340,000	$116	51

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 · 4.77% rent growth · sell at horizon

5-year hold

• IRR: -6.3%
• Equity multiple: 0.76×
• Total profit: $-46,070
• Equity at exit: $103,761

10-year hold

• IRR: 5.3%
• Equity multiple: 1.42×
• Total profit: $81,610
• Equity at exit: $60,169

Cash invested: $194,852 (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 01605

• Home prices YoY: -21.4%
• Rents YoY: 4.8%
• Active inventory: 35
• Price-to-rent: 25.9×

Monthly cashflow live

• Estimated rent: $6,726 high
• Mortgage (P&I): −$3,649
• Tax from tax record: −$517 /mo · $6,199/yr
• Insurance: −$290
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,412
• Net cashflow: $858

Break-even live

Break-even rent $5,640

Max offer price $695,900

Occupancy floor 82%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$6,726
Total (3 units)			$6,726

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: $173,975
• Closing costs: $20,877
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 Dixon Ave Worcester, MA	6.0	4.0	3100	$850	$0.27	23d	1	1.08mi

Listing history 34 events

1. 2026-06-18
   days on market $695,900 Active 108 DOM
2. 2026-06-17
   days on market $695,900 Active 107 DOM
3. 2026-06-16
   days on market $695,900 Active 106 DOM
4. 2026-06-15
   days on market $695,900 Active 105 DOM
5. 2026-06-14
   days on market $695,900 Active 103 DOM
6. 2026-06-10
   days on market $695,900 Active 100 DOM
7. 2026-06-09
   days on market $695,900 Active 99 DOM
8. 2026-06-08
   statusdays on market $695,900 Active 98 DOM
9. 2026-06-07
   remarks 480-char remark
10. 2026-06-07
    days on market $695,900 Price Changed 97 DOM
11. 2026-06-05
    remarks 448-char remark
12. 2026-06-05
    pricestatusdays on market $695,900 Price Changed 94 DOM
13. 2026-06-03
    days on market $725,000 Active 93 DOM
14. 2026-06-02
    days on market $725,000 Active 92 DOM
15. 2026-06-01
    days on market $725,000 Active 91 DOM
16. 2026-05-31
    days on market $725,000 Active 90 DOM
17. 2026-05-31
    days on market $725,000 Active 89 DOM
18. 2026-04-20
    price $725,000 407-char remark

    Show marketing remark (407 chars)

    This multi-family residence presents an attractive property in great condition. The generous 3446 square feet of living area offers a canvas to create a comfortable and inviting home. The four stories provide ample space for a variety of living arrangements. A potential 4th unit in the basement, an investor's dream. Brand new Viessmann combination boiler for 1 unit and the others 2 are about 3 years old.

19. 2026-03-02
    listed $739,900 New 407-char remark

    Show marketing remark (407 chars)

    This multi-family residence presents an attractive property in great condition. The generous 3446 square feet of living area offers a canvas to create a comfortable and inviting home. The four stories provide ample space for a variety of living arrangements. A potential 4th unit in the basement, an investor's dream. Brand new Viessmann combination boiler for 1 unit and the others 2 are about 3 years old.

20. 2024-02-06
    soldstatus $640,000 Sold 506-char remark

    Show marketing remark (506 chars)

    Buyer financing fell through. Come see this meticulously maintained 3 family property perfect for owner occupant or Investor. Each unit is freshly painted with all new appliances and no major work needed. Units are fully rented with utilities separately metered. Easy access to Route 9 and 290, Walking distance to Umass and close to everything Worcester has to offer Unit 1 and 3 are TAW, Unit 2 lease expires 1/31/2024. Open house scheduled for 10/28 from 3pm-4:30pm. Offer deadline Tuesday 10/31at 12pm.

21. 2023-11-03
    status Under Agreement 506-char remark

    Show marketing remark (506 chars)

    Buyer financing fell through. Come see this meticulously maintained 3 family property perfect for owner occupant or Investor. Each unit is freshly painted with all new appliances and no major work needed. Units are fully rented with utilities separately metered. Easy access to Route 9 and 290, Walking distance to Umass and close to everything Worcester has to offer Unit 1 and 3 are TAW, Unit 2 lease expires 1/31/2024. Open house scheduled for 10/28 from 3pm-4:30pm. Offer deadline Tuesday 10/31at 12pm.

22. 2023-10-24
    price $639,900 506-char remark

    Show marketing remark (506 chars)

    Buyer financing fell through. Come see this meticulously maintained 3 family property perfect for owner occupant or Investor. Each unit is freshly painted with all new appliances and no major work needed. Units are fully rented with utilities separately metered. Easy access to Route 9 and 290, Walking distance to Umass and close to everything Worcester has to offer Unit 1 and 3 are TAW, Unit 2 lease expires 1/31/2024. Open house scheduled for 10/28 from 3pm-4:30pm. Offer deadline Tuesday 10/31at 12pm.

23. 2023-10-24
    status Back On Market 506-char remark

    Show marketing remark (506 chars)

    Buyer financing fell through. Come see this meticulously maintained 3 family property perfect for owner occupant or Investor. Each unit is freshly painted with all new appliances and no major work needed. Units are fully rented with utilities separately metered. Easy access to Route 9 and 290, Walking distance to Umass and close to everything Worcester has to offer Unit 1 and 3 are TAW, Unit 2 lease expires 1/31/2024. Open house scheduled for 10/28 from 3pm-4:30pm. Offer deadline Tuesday 10/31at 12pm.

24. 2023-08-19
    status Under Agreement 506-char remark

    Show marketing remark (506 chars)

    Buyer financing fell through. Come see this meticulously maintained 3 family property perfect for owner occupant or Investor. Each unit is freshly painted with all new appliances and no major work needed. Units are fully rented with utilities separately metered. Easy access to Route 9 and 290, Walking distance to Umass and close to everything Worcester has to offer Unit 1 and 3 are TAW, Unit 2 lease expires 1/31/2024. Open house scheduled for 10/28 from 3pm-4:30pm. Offer deadline Tuesday 10/31at 12pm.

25. 2023-07-31
    price $629,900 506-char remark

    Show marketing remark (506 chars)

    Buyer financing fell through. Come see this meticulously maintained 3 family property perfect for owner occupant or Investor. Each unit is freshly painted with all new appliances and no major work needed. Units are fully rented with utilities separately metered. Easy access to Route 9 and 290, Walking distance to Umass and close to everything Worcester has to offer Unit 1 and 3 are TAW, Unit 2 lease expires 1/31/2024. Open house scheduled for 10/28 from 3pm-4:30pm. Offer deadline Tuesday 10/31at 12pm.

26. 2023-07-06
    status Back On Market 506-char remark

    Show marketing remark (506 chars)

    Buyer financing fell through. Come see this meticulously maintained 3 family property perfect for owner occupant or Investor. Each unit is freshly painted with all new appliances and no major work needed. Units are fully rented with utilities separately metered. Easy access to Route 9 and 290, Walking distance to Umass and close to everything Worcester has to offer Unit 1 and 3 are TAW, Unit 2 lease expires 1/31/2024. Open house scheduled for 10/28 from 3pm-4:30pm. Offer deadline Tuesday 10/31at 12pm.

27. 2023-07-06
    price $649,900 506-char remark

    Show marketing remark (506 chars)

    Buyer financing fell through. Come see this meticulously maintained 3 family property perfect for owner occupant or Investor. Each unit is freshly painted with all new appliances and no major work needed. Units are fully rented with utilities separately metered. Easy access to Route 9 and 290, Walking distance to Umass and close to everything Worcester has to offer Unit 1 and 3 are TAW, Unit 2 lease expires 1/31/2024. Open house scheduled for 10/28 from 3pm-4:30pm. Offer deadline Tuesday 10/31at 12pm.

28. 2023-05-20
    status Under Agreement 506-char remark

    Show marketing remark (506 chars)

    Buyer financing fell through. Come see this meticulously maintained 3 family property perfect for owner occupant or Investor. Each unit is freshly painted with all new appliances and no major work needed. Units are fully rented with utilities separately metered. Easy access to Route 9 and 290, Walking distance to Umass and close to everything Worcester has to offer Unit 1 and 3 are TAW, Unit 2 lease expires 1/31/2024. Open house scheduled for 10/28 from 3pm-4:30pm. Offer deadline Tuesday 10/31at 12pm.

29. 2023-04-24
    price $669,900 506-char remark

    Show marketing remark (506 chars)

    Buyer financing fell through. Come see this meticulously maintained 3 family property perfect for owner occupant or Investor. Each unit is freshly painted with all new appliances and no major work needed. Units are fully rented with utilities separately metered. Easy access to Route 9 and 290, Walking distance to Umass and close to everything Worcester has to offer Unit 1 and 3 are TAW, Unit 2 lease expires 1/31/2024. Open house scheduled for 10/28 from 3pm-4:30pm. Offer deadline Tuesday 10/31at 12pm.

30. 2023-04-13
    status Back On Market 506-char remark

    Show marketing remark (506 chars)

    Buyer financing fell through. Come see this meticulously maintained 3 family property perfect for owner occupant or Investor. Each unit is freshly painted with all new appliances and no major work needed. Units are fully rented with utilities separately metered. Easy access to Route 9 and 290, Walking distance to Umass and close to everything Worcester has to offer Unit 1 and 3 are TAW, Unit 2 lease expires 1/31/2024. Open house scheduled for 10/28 from 3pm-4:30pm. Offer deadline Tuesday 10/31at 12pm.

31. 2023-04-12
    historical 506-char remark

    Show marketing remark (506 chars)

    Buyer financing fell through. Come see this meticulously maintained 3 family property perfect for owner occupant or Investor. Each unit is freshly painted with all new appliances and no major work needed. Units are fully rented with utilities separately metered. Easy access to Route 9 and 290, Walking distance to Umass and close to everything Worcester has to offer Unit 1 and 3 are TAW, Unit 2 lease expires 1/31/2024. Open house scheduled for 10/28 from 3pm-4:30pm. Offer deadline Tuesday 10/31at 12pm.

32. 2023-04-10
    listed $679,900 New 506-char remark

    Show marketing remark (506 chars)

    Buyer financing fell through. Come see this meticulously maintained 3 family property perfect for owner occupant or Investor. Each unit is freshly painted with all new appliances and no major work needed. Units are fully rented with utilities separately metered. Easy access to Route 9 and 290, Walking distance to Umass and close to everything Worcester has to offer Unit 1 and 3 are TAW, Unit 2 lease expires 1/31/2024. Open house scheduled for 10/28 from 3pm-4:30pm. Offer deadline Tuesday 10/31at 12pm.

33. 1990-06-26
    soldstatus $132,500
34. 1988-07-20
    soldstatus $120,000

ⓘ 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: $6,199 · $517/mo
• Projected year-2 tax: $7,379 · $615/mo
• Expected delta: +$1,180/yr (+$98/mo · 19.0%)

ⓘ 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 ≥93°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $80,712
• − Mortgage interest: −$38,981
• − Property taxes: −$6,199
• − Insurance: −$3,480
• − Repairs & maintenance: −$6,457
• − Management: −$6,457
• − Depreciation: −$20,244
• Taxable loss: −$1,106
• Est. tax savings @ 24.0%: +$265
• After-tax cash flow: $10,557/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: Worcester
• NCES district ID: 2513230
• Math proficiency: 17% ▼ -15.00%
• Reading proficiency: 30% ▼ -8.00%
• Median HH income: $45,063
• Composite: 20.3/100
• National rank: #8615
• State rank: #280 of 302 in MA

Livability — Worcester

• Score: 87/100
• State rank: #9
• US rank: #312

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Worcester, MA
• County: Worcester County · 487,911 people
• City population: 207,324
• Metro: Worcester, MA-CT
• Population (ZIP): 30,579
• Household income: $54,642
• Rent vs Own: 69.7% rent · 30.3% own
• Severe rent burden: 1991.0

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 44% Hispanic / Latino 34% Two or more races 19% Black 13% Asian 5%
• Hispanic origin (detail): Puerto Rican 24% Dominican 5%
• Common ancestry: Lithuanian 4% Estonian 2% Romanian 2%
• Foreign-born: 23% · Canada, Vietnam, China
• Languages at home: 54% English-only · Spanish 27% Other Indo-European 5% Arabic 3%

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: ▼ -85.79%
• Current HPI: 314.391
• Rent YoY: ▲ 4.77%
• Metro: Worcester, MA-CT
• 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

+504.2% since first listed

17 events — show timeline

• 2026-04-20 Price Changed $725,000 MLS PIN
• 2026-03-02 Listed $739,900 MLS PIN
• 2024-02-06 Sold (MLS) $640,000 MLS PIN
• 2023-11-03 Pending — MLS PIN
• 2023-10-24 Price Changed $639,900 MLS PIN
• 2023-10-24 Relisted — MLS PIN
• 2023-08-19 Pending — MLS PIN
• 2023-07-31 Price Changed $629,900 MLS PIN
• 2023-07-06 Relisted — MLS PIN
• 2023-07-06 Price Changed $649,900 MLS PIN
• 2023-05-20 Pending — MLS PIN
• 2023-04-24 Price Changed $669,900 MLS PIN
• 2023-04-13 Relisted — MLS PIN
• 2023-04-12 Listing Removed — MLS PIN
• 2023-04-10 Listed $679,900 MLS PIN
• 1990-06-26 Sold (Public Records) $132,500 Public Records
• 1988-07-20 Sold (Public Records) $120,000 Public Records

Property tax history

+5.7%/yr

Latest (2023): $6,199 · +14.8% YoY. Source: county tax records.