1790 Massachusetts Ave Lot V · Lunenburg, MA 01462

$70,000

2 bd · 1.0 ba · 980 sqft · SingleFamily · 67 Days on market

Built 1971 Fair condition $71/sqft · 37% below area Est $111k · 37% under ↓ 22% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Embrace low-maintenance living and a more affordable lifestyle! A great opportunity to bring your vision and make this home your own.

Key facts

• 2 parking spots
• Built 1971
• Listed 67 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.
• Cap rate 24.6% vs local median 1.9% in Lunenburg — 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 73/100 on livability (#105 in MA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Lunenburg (suburban): math 42% / reading 55% proficiency, ranked #123 of 302 in MA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: 26 active listings in the ZIP; 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 $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

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 $65,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.81% ✓
• Cap rate: 24.62%
• Cash-on-cash: 65.45%
• DSCR: 3.91
• GRM: 3.0

CMA / ARV

• ARV (median comp): $111,288
• List price: $70,000
• Delta: -37.10%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 64.6%
• Equity multiple: 3.90×
• Total profit: $56,769
• Equity at exit: $10,437

10-year hold

• IRR: 69.0%
• Equity multiple: 8.00×
• Total profit: $137,221
• Equity at exit: $6,052

Cash invested: $19,600 (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 01462

• Home prices YoY: -26.7%
• Active inventory: 26
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,965 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $1,069

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 41%

Sensitivity live

Price	-10% $1,117	-5% $1,093	+0% $1,069	+5% $1,045	+10% $1,021
Rent	-10% $914	-5% $991	+0% $1,069	+5% $1,147	+10% $1,224
Rate	-1.0pp $1,104	-0.5pp $1,087	base $1,069	+0.5pp $1,051	+1.0pp $1,032

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $70,000 Active 67 DOM
2. 2026-06-17
   days on market $70,000 Active 66 DOM
3. 2026-06-16
   days on market $70,000 Active 65 DOM
4. 2026-06-15
   days on market $70,000 Active 64 DOM
5. 2026-06-14
   days on market $70,000 Active 62 DOM
6. 2026-06-10
   days on market $70,000 Active 59 DOM
7. 2026-06-09
   days on market $70,000 Active 58 DOM
8. 2026-06-08
   days on market $70,000 Active 57 DOM
9. 2026-06-07
   days on market $70,000 Active 56 DOM
10. 2026-06-05
    days on market $70,000 Active 53 DOM
11. 2026-06-03
    days on market $70,000 Active 52 DOM
12. 2026-06-02
    days on market $70,000 Active 51 DOM
13. 2026-06-01
    days on market $70,000 Active 50 DOM
14. 2026-05-31
    days on market $70,000 Active 49 DOM
15. 2026-05-31
    days on market $70,000 Active 48 DOM
16. 2026-04-29
    price $70,000 133-char remark

    Show marketing remark (133 chars)

    Embrace low-maintenance living and a more affordable lifestyle! A great opportunity to bring your vision and make this home your own.

17. 2026-04-28
    price $80,000 133-char remark

    Show marketing remark (133 chars)

    Embrace low-maintenance living and a more affordable lifestyle! A great opportunity to bring your vision and make this home your own.

18. 2026-04-12
    listed $90,000 New 133-char remark

    Show marketing remark (133 chars)

    Embrace low-maintenance living and a more affordable lifestyle! A great opportunity to bring your vision and make this home your own.

ⓘ 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

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,586
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,887
• − Management: −$1,887
• − Depreciation: −$2,036
• Taxable income: $12,454
• Est. tax owed @ 24.0%: −$2,989
• After-tax cash flow: $9,838/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

Fair 45/100 Moderate rehab

This home requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen, exterior siding, and interior painting.

Repairs flagged

• Moderate Kitchen cabinets — Signs of wear and tear
• Moderate Kitchen appliances — Old and worn
• Moderate Exterior siding — Weathered and discolored

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace kitchen cabinets and appliances — Modernizing the kitchen boosts both resale and rental value
• Both Landscaping and debris removal — Improved landscaping and removal of debris enhance curb appeal and attract potential buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Signs of wear and tear	Moderate	$3,000–15,000
Kitchen appliances · Old and worn	Moderate	$3,000–15,000
Exterior siding · Weathered and discolored	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace kitchen cabinets and appliances — Modernizing the kitchen boosts both resale and rental value ↑
• Both Landscaping and debris removal — Improved landscaping and removal of debris enhance curb appeal and attract potential 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: Lunenburg
• NCES district ID: 2507080
• Math proficiency: 42% ▼ -16.00%
• Reading proficiency: 55% ▲ 4.00%
• Median HH income: $83,464
• Composite: 44.69/100
• National rank: #2756
• State rank: #123 of 302 in MA

Livability — Lunenburg

• Score: 73/100
• State rank: #105
• US rank: #5377

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 11,822
• Population (ZIP): 11,822

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 7% Two or more races 4% Asian 3% Black 2%
• Hispanic origin (detail): Puerto Rican 1% Dominican 2%
• Common ancestry: Lithuanian 9% Romanian 4% Slovak 2%
• Foreign-born: 7% · Canada, Vietnam, China
• Languages at home: 89% English-only · Spanish 4% Other Indo-European 3% Chinese 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: ▼ -101.86%
• Current HPI: 279.6056
• 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

-22.2% since first listed

3 events — show timeline

• 2026-04-29 Price Changed $70,000 MLS PIN
• 2026-04-28 Price Changed $80,000 MLS PIN
• 2026-04-12 Listed $90,000 MLS PIN