107 Brigham · Northborough, MA 01532

$999,000

24 bd · 20.0 ba · 3,367 sqft · MultiFamily public records · 32 Days on market

Built 1900 0.54 ac lot

---

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 +24.8/30.0
• DSCR +8.0/10.0
• Schools +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

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

Cash Buyers are Highly Preferred as the Home is being sold "AS IS" - it needs work but the right person can restore this home to its original charm! Showings M, W, And F ONLY (No Exceptions)

Key facts

• Direct entrance
• Large eat-in kitchen
• Stained glass

Tags

• DIRECT ENTRANCE
• MUDROOM WITH LAUNDRY
• LARGE EAT-IN KITCHEN
• LIVING ROOM WITH BAY WINDOW
• STAINED GLASS
• ORNAMENTAL FIREPLACE

Property features AI

Finance

• Other: Building area reported at 3,367 total; Lot size approximately 0.54 acre; Property listed as active
• HOA & community: Community features include shopping, golf, laundromat, highway access, public school access; Not a senior community

Exterior

• Parking: Has garage (1 garage space); Covered parking (1 covered space); Open parking (10 spaces); 11 total parking spaces; Paved driveway, off-street parking, common paved parking
• Utilities: Public water; Private sewer; 200+ amp electric service; Electric range capability
• Home design: 4-family property; 5 total stories; Gray exterior; Approximate year built; renovated since
• Construction: Frame construction (conventional 2x4–2x6); Stone foundation; Shingle roof
• Exterior features: Porch; Deck; Patio; Balcony/Deck; Garden; Stone wall; Gentle sloping / sloped lot; Public road frontage

Interior

• Kitchen: Range; Dishwasher; Refrigerator; Microwave; Stone/granite/solid counters; Upgraded cabinets
• Bedrooms: Multiple units across the building include bedroom(s) on various levels
• Flooring: Vinyl; Laminate; Hardwood
• Bathrooms: 5 full bathrooms
• Heating & cooling: Oil heating; Window air conditioning units
• Interior features: Storage; Walk-in closet(s); Bathroom with tub and shower; Stone/granite/solid counters; Upgraded cabinets; Living room; Kitchen; Laundry room; Mudroom; Insulated windows; 14 total rooms
• Laundry & utility: Washer/Dryer included; Laundry room

What this means for you Summary

Snapshot

• This is a 4 × 6-bed/5.0-bath units multifamily listed at $999k.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive. Per door: $530/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $999k).
• Recommended offer: $969k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 1.9% in Northborough — 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 72/100 on livability (#123 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.
• Northboro-Southboro (suburban): math 81% / reading 90% proficiency, ranked #5 of 302 in MA (top 2%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 49 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 $7k of loan paydown is wiped out by about $30k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($969k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y 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 $210k; list at $999k implies a 376% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $969,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-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 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: 1.08% ✓
• Cap rate: 8.84%
• Cash-on-cash: 9.09%
• DSCR: 1.40
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -2.6%
• Equity multiple: 0.90×
• Total profit: $-26,990
• Equity at exit: $148,954

10-year hold

• IRR: 7.1%
• Equity multiple: 1.54×
• Total profit: $149,842
• Equity at exit: $86,375

Cash invested: $279,720 (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 01532

• Active inventory: 49
• Price-to-rent: 30.8×

Monthly cashflow live

• Estimated rent: $10,827 medium
• Mortgage (P&I): −$5,239
• Tax from tax record: −$778 /mo · $9,340/yr
• Insurance: −$416
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,274
• Net cashflow: $2,120

Break-even live

Break-even rent $8,144

Max offer price $999,000

Occupancy floor 75%

Sensitivity live

Price	-10% $2,685	-5% $2,403	+0% $2,120	+5% $1,837	+10% $1,554
Rent	-10% $1,265	-5% $1,692	+0% $2,120	+5% $2,548	+10% $2,975
Rate	-1.0pp $2,623	-0.5pp $2,374	base $2,120	+0.5pp $1,861	+1.0pp $1,598

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

Units	Beds	Baths	Est. rent
▸ 4× units	6	5	$10,828
Total (4 units)			$10,827

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: $249,750
• Closing costs: $29,970
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $999,000 Active 32 DOM
2. 2026-06-18
   days on market $999,000 Active 29 DOM
3. 2026-06-17
   days on market $999,000 Active 28 DOM
4. 2026-06-16
   days on market $999,000 Active 27 DOM
5. 2026-06-15
   days on market $999,000 Active 26 DOM
6. 2026-06-13
   days on market $999,000 Active 24 DOM
7. 2026-06-13
   days on market $999,000 Active 23 DOM
8. 2026-06-10
   days on market $999,000 Active 21 DOM
9. 2026-06-09
   days on market $999,000 Active 20 DOM
10. 2026-06-08
    days on market $999,000 Active 19 DOM
11. 2026-06-07
    days on market $999,000 Active 18 DOM
12. 2026-06-04
    days on market $999,000 Active 15 DOM
13. 2026-06-03
    days on market $999,000 Active 14 DOM
14. 2026-06-02
    days on market $999,000 Active 13 DOM
15. 2026-06-01
    days on market $999,000 Active 12 DOM
16. 2026-05-31
    days on market $999,000 Active 11 DOM
17. 2026-05-20
    listed $999,000 New
18. 2012-02-14
    soldstatus $210,000
19. 2012-02-13
    soldstatus $210,000 Sold 201-char remark

    Show marketing remark (201 chars)

    Cash Buyers are Highly Preferred as the Home is being sold "AS IS" - it needs work but the right person can restore this home to its original charm! Showings M, W, And F ONLY (No Exceptions)

20. 2011-12-30
    historical Under Agreement 201-char remark

    Show marketing remark (201 chars)

    Cash Buyers are Highly Preferred as the Home is being sold "AS IS" - it needs work but the right person can restore this home to its original charm! Showings M, W, And F ONLY (No Exceptions)

21. 2011-12-23
    listed $229,900 New 201-char remark

    Show marketing remark (201 chars)

    Cash Buyers are Highly Preferred as the Home is being sold "AS IS" - it needs work but the right person can restore this home to its original charm! Showings M, W, And F ONLY (No Exceptions)

22. 2002-01-22
    soldstatus $94,000

ⓘ 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: $9,340 · $778/mo
• Projected year-2 tax: $10,814 · $901/mo
• Expected delta: +$1,474/yr (+$123/mo · 15.8%)

ⓘ 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 ≥96°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: $129,924
• − Mortgage interest: −$55,960
• − Property taxes: −$9,340
• − Insurance: −$4,995
• − Repairs & maintenance: −$10,394
• − Management: −$10,394
• − Depreciation: −$29,062
• Taxable income: $9,780
• Est. tax owed @ 24.0%: −$2,347
• After-tax cash flow: $23,091/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: Northboro-Southboro
• NCES district ID: 2508910
• Math proficiency: 81% ▼ -2.00%
• Reading proficiency: 90% ▲ 9.00%
• Median HH income: $106,330
• Composite: 77.57/100
• National rank: #93
• State rank: #5 of 302 in MA

Livability — Northborough

• Score: 72/100
• State rank: #123
• US rank: #6488

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 15,694
• Population (ZIP): 15,694

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 (77%)
• Race & ethnicity: White 77% Asian 11% Two or more races 6% Black 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 6% Romanian 5% Slovak 3%
• Foreign-born: 17% · Canada, China, South Korea
• Languages at home: 81% English-only · Other Indo-European 10% Other Asian/Pacific 2% Spanish 1%

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: ▼ -246.25%
• Current HPI: 247.3458
• 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

+962.8% since first listed

6 events — show timeline

• 2026-05-20 Listed $999,000 MLS PIN
• 2012-02-14 Sold (Public Records) $210,000 Public Records
• 2012-02-13 Sold (MLS) $210,000 MLS PIN
• 2011-12-30 Contingent — MLS PIN
• 2011-12-23 Listed $229,900 MLS PIN
• 2002-01-22 Sold (Public Records) $94,000 Public Records

Property tax history

+6.1%/yr

Latest (2023): $9,340 · +7.0% YoY. Source: county tax records.