16 Woodville St · Everett, MA 02149

$769,000

2 bd · 2.0 ba · 1,896 sqft · MultiFamily public records · 63 Days on market

Built 1890 3,790 sqft lot $406/sqft · 7% below area Est $831k · 7% under

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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 +19.6/30.0
• ARV discount +10.9/15.0
• DSCR +6.2/10.0
• 1% rule +4.7/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• 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

Perfect for Owner-Occupant or Investor! Ideal location off Main Street for transportation to Orange Line Train Stations, Encore Casino, Shopping Centers, public schools and recreational facilities. Ideally located for easy drive to Downtown Boston, Logan Airport and Highways. Large level lot provides parking for many cars or your creativity to make the large yard yours. The third floor provides lots of extra storage space. Owner has Lead Paint Certificates. Electric with 200 amps was new about 8 years ago. Most plumbing was all new about 8 years ago. New heating systems were also installed about 8 years ago. Both tenants have no lease.

Key facts

• Extra storage space
• Large level lot
• New heating systems

Tags

• LOCATION OFF MAIN STREET
• LARGE LEVEL LOT
• EXTRA STORAGE SPACE
• ELECTRIC WITH 200 AMPS
• NEW HEATING SYSTEMS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $769k.

Deal economics

• At list price, monthly cash flow is $889 ($11k/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 $748k (2.7% below list).
• Recommended offer: $723k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 3.8% in Everett — 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 80/100 on livability (#35 in MA, #1,665 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: cost of living F.
• Everett (suburban): math 15% / reading 26% proficiency, ranked #289 of 302 in MA (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.0%/yr); 45 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 3,670 units permitted in Middlesex County in 2024 (2,611 in 5+ unit buildings).
• At $7,481/mo this rent would consume 105% of the median local household income ($85k/yr) (locally 2888% 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 $23k 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 63 days — a 6% lower offer ($723k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 67% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $722,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — 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: 7.68%
• Cash-on-cash: 4.95%
• DSCR: 1.22
• GRM: 8.6

CMA / ARV

• ARV (median comp): $831,234
• List price: $769,000
• Delta: -7.49%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
63 Woodville St	0.11mi	2/2.0	1,874 (-1%)	1mo	$635,000	$339	92
11 Hancock Ter	0.35mi	2/2.0	1,945 (+3%)	24mo	$735,000	$378	60
1 Blake Ct	0.36mi	3/2.0 (+1)	1,792 (-6%)	18mo	$760,000	$424	54

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 · 2.03% rent growth · sell at horizon

5-year hold

• IRR: -9.7%
• Equity multiple: 0.65×
• Total profit: $-75,304
• Equity at exit: $114,660

10-year hold

• IRR: -1.6%
• Equity multiple: 0.90×
• Total profit: $-22,058
• Equity at exit: $66,489

Cash invested: $215,320 (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 02149

• Home prices YoY: -24.2%
• Rents YoY: 2.0%
• Active inventory: 45
• Price-to-rent: 25.7×

Monthly cashflow live

• Estimated rent: $7,481 high
• Mortgage (P&I): −$4,033
• Tax from tax record: −$668 /mo · $8,017/yr
• Insurance: −$320
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,571
• Net cashflow: $889

Break-even live

Break-even rent $6,356

Max offer price $769,000

Occupancy floor 83%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$7,482
Total (3 units)			$7,481

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: $192,250
• Closing costs: $23,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
139 Bucknam St Unit R Everett, MA	3.0	2.0	1750	$3,200	$1.83	43d	1	0.22mi
120 Wyllis Ave Everett, MA	2.0	2.0	1257	$3,300	$2.63	20d	1	0.26mi
289 Main St Unit 2 Everett, MA	3.0	1.0	1230	$3,700	$3.01	43d	1	0.26mi
11 Stuart St Everett, MA	3.0	1.0	1283	$3,300	$2.57	23d	1	0.30mi
121 Main St Unit 1 Malden, MA	3.0	1.0	1400	$2,900	$2.07	43d	1	0.37mi
88 Cleveland Ave Everett, MA	3.0	1.0	1300	$3,300	$2.54	43d	1	0.42mi
88 Cross St Unit 1 Malden, MA	3.0	1.0	1600	$3,300	$2.06	43d	1	0.46mi
133 Walnut St Unit 2 Malden, MA	2.0	1.0	1400	$2,625	$1.88	24d	1	0.51mi
201 Belmont St Unit B Everett, MA	3.0	3.0	1300	$3,500	$2.69	43d	1	0.53mi
42 Vernal St Everett, MA	3.0	1.5	1300	$3,300	$2.54	20d	1	0.54mi
403 Ferry St Unit 2 Malden, MA	3.0	1.0	1445	$2,800	$1.94	43d	1	0.60mi
150 Rivers Edge Dr Medford, MA	1.0–3.0	1.0–2.0	1055	$4,155	$3.94	1d	4	0.64mi
7 Hawthorne St #2 Everett, MA	3.0	2.0	1500	$3,200	$2.13	43d	1	0.64mi
163 Ferry St Malden, MA	3.0	2.0	1400	$3,650	$2.61	43d	1	0.66mi
44 School St Everett, MA	1.0	1.0	1250	$2,800	$2.24	43d	1	0.73mi
18 West St Unit A Everett, MA	3.0	1.0	1428	$2,990	$2.09	14d	1	0.73mi
41 Avon St Unit 2 Malden, MA	3.0	1.0	1300	$3,000	$2.31	24d	1	0.74mi
320 Middlesex Ave Medford, MA	1.0–2.0	1.0–2.0	1127	$4,600	$4.08	3d	2	0.87mi
320 Middlesex Ave Medford, MA	1.0–2.0	1.0–2.0	1249	$4,500	$3.60	43d	3	0.87mi
320 Middlesex Ave Medford, MA	1.0–2.0	1.0–2.0	1127	$4,600	$4.08	5d	3	0.87mi
20 Fairmount St Unit 1 Everett, MA	2.0	1.0	1400	$2,500	$1.79	24d	1	0.87mi
188 Middlesex Ave Unit 188 Medford, MA	3.0	2.0	1800	$4,500	$2.50	43d	1	0.87mi
210 Broadway #404 Everett, MA	2.0	2.0	1373	$3,800	$2.77	16d	1	0.90mi
25 Charlton St Everett, MA	3.0	1.0–2.0	970	$3,632	$3.74	2d	28	0.92mi
30 Revere Beach Pkwy Medford, MA	2.0–3.0	2.0	1725	$3,300	$1.91	43d	1	0.96mi
39 Richardson St Malden, MA	3.0	2.0	1368	$4,300	$3.14	43d	1	0.99mi
99 Florence St Malden, MA	1.0–2.0	1.0–2.5	1176	$2,800	$2.38	4d	9	1.00mi
894 Fellsway Medford, MA	3.0	2.0	1800	$3,800	$2.11	20d	1	1.03mi
50 Station Lndg Medford, MA	3.0	1.0–2.0	1039	$4,446	$4.28	1d	24	1.05mi
115 Clarence St #2 Everett, MA	3.0	1.0	1500	$3,500	$2.33	18d	1	1.06mi
343 Highland Ave Unit 1 Malden, MA	3.0	1.5	1400	$2,600	$1.86	5d	1	1.08mi
22 Auburn St #1 Malden, MA	3.0	1.0	1300	$2,850	$2.19	44d	1	1.08mi
48 Spring St Unit 2 Malden, MA	3.0	2.0	1500	$3,500	$2.33	16d	1	1.09mi
14 Summer St Malden, MA	2.0	1.0–2.0	878	$3,769	$4.29	2d	13	1.09mi
58 Maple St Unit 2 Malden, MA	3.0	1.0	1500	$2,900	$1.93	43d	1	1.17mi
100 Station Lndg #902 Medford, MA	2.0	2.0	1262	$3,700	$2.93	43d	1	1.18mi
34 Porter St Apt 2 Malden, MA	3.0	1.0	1242	$2,900	$2.33	43d	1	1.23mi
1760 Revere Beach Pkwy Everett, MA	1.0–3.0	1.0–2.0	997	$3,422	$3.43	1d	22	1.32mi
337 2nd St Everett, MA	3.0	1.0–2.0	1076	$4,627	$4.30	1d	70	1.33mi
30 Lawrence St Unit 2 Everett, MA	3.0	1.0	1625	$3,200	$1.97	43d	1	1.36mi

Listing history 15 events

1. 2026-06-18
   days on market $769,000 Active 63 DOM
2. 2026-06-17
   days on market $769,000 Active 62 DOM
3. 2026-06-16
   days on market $769,000 Active 61 DOM
4. 2026-06-15
   days on market $769,000 Active 60 DOM
5. 2026-06-13
   days on market $769,000 Active 58 DOM
6. 2026-06-13
   days on market $769,000 Active 57 DOM
7. 2026-06-09
   days on market $769,000 Active 54 DOM
8. 2026-06-08
   days on market $769,000 Active 53 DOM
9. 2026-06-07
   days on market $769,000 Active 52 DOM
10. 2026-06-04
    days on market $769,000 Active 49 DOM
11. 2026-06-03
    days on market $769,000 Active 48 DOM
12. 2026-06-02
    days on market $769,000 Active 47 DOM
13. 2026-06-01
    days on market $769,000 Active 46 DOM
14. 2026-05-31
    days on market $769,000 Active 45 DOM
15. 2026-04-16
    listed $769,000 New 644-char remark

    Show marketing remark (644 chars)

    Perfect for Owner-Occupant or Investor! Ideal location off Main Street for transportation to Orange Line Train Stations, Encore Casino, Shopping Centers, public schools and recreational facilities. Ideally located for easy drive to Downtown Boston, Logan Airport and Highways. Large level lot provides parking for many cars or your creativity to make the large yard yours. The third floor provides lots of extra storage space. Owner has Lead Paint Certificates. Electric with 200 amps was new about 8 years ago. Most plumbing was all new about 8 years ago. New heating systems were also installed about 8 years ago. Both tenants have no lease.

ⓘ 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: $8,017 · $668/mo
• Projected year-2 tax: $8,738 · $728/mo
• Expected delta: +$721/yr (+$60/mo · 9.0%)

ⓘ 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 6/10 Major 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $89,772
• − Mortgage interest: −$43,076
• − Property taxes: −$8,017
• − Insurance: −$3,845
• − Repairs & maintenance: −$7,182
• − Management: −$7,182
• − Depreciation: −$22,371
• Taxable loss: −$1,900
• Est. tax savings @ 24.0%: +$456
• After-tax cash flow: $11,121/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: Everett
• NCES district ID: 2504770
• Math proficiency: 15% ▼ -22.00%
• Reading proficiency: 26% ▼ -12.00%
• Median HH income: $51,780
• Composite: 18.46/100
• National rank: #8926
• State rank: #289 of 302 in MA

Livability — Everett

• Score: 80/100
• State rank: #35
• US rank: #1665

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Everett, MA
• County: Middlesex County · 1,437,704 people
• City population: 50,045
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 50,045
• Household income: $85,218
• Rent vs Own: 62.8% rent · 37.2% own
• Severe rent burden: 2888.0

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: Highly diverse neighborhood (Simpson 0.74)
• Race & ethnicity: White 38% Hispanic / Latino 31% Two or more races 23% Black 12% Asian 8%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4%
• Common ancestry: Estonian 10% Hispanic 5% Russian 3%
• Foreign-born: 45% · Canada, Vietnam, China
• Languages at home: 37% English-only · Spanish 26% Other Indo-European 22% French/Haitian/Cajun 8%

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: ▼ -115.43%
• Current HPI: 361.8972
• Rent YoY: ▲ 2.03%
• 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

1 event — show timeline

• 2026-04-16 Listed $769,000 MLS PIN

Property tax history

+7.0%/yr

Latest (2025): $8,017 · +12.5% YoY. Source: county tax records.