1500 Worcester Rd #308 · Framingham, MA 01072

$378,500

2 bd · 3.0 ba · 1,295 sqft · Condo public records · 28 Days on market

Built 1966

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• Cash flow +4.1/30.0
• Livability +3.8/5.0
• Schools +3.0/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0

Listing remarks MLS

Welcome to Chapel Hill East. This recently renovated 2 bed 2 bath water view condo features clean countertops in the kitchen, new grey laminate flooring throughout the living room, dining room and kitchen. New Carpeting in both bedrooms. New pella rolling windows in all rooms. large private balcony overlooking the water. Both bedrooms include large double closets. The main bedroom also includes large walk in closet. Condo association fees include all utilities & building maintenance besides cable and internet. Enjoy all the buildings amenities which include a playroom with ping pong and billiards, fitness room, club room & outdoor pool. Buyers agent to do all their own due diligence.

Key facts

• Clubroom
• Guest parking
• Fitness center

Tags

• PRIVATE BALCONY
• SWIMMING POOL
• FITNESS CENTER
• CLUBROOM
• EXTRA STORAGE
• GUEST PARKING

Property features AI

Finance

• HOA & community: Community amenities include pool, elevator(s), fitness center, storage, and garden area; HOA fee covers heat, electricity, gas, water, sewer, security, building and grounds maintenance, snow removal, trash, and air conditioning; Pets allowed with restrictions; Not a senior community; Community features: public transportation access, nearby golf, highway access

Exterior

• Parking: Has garage (attached); One parking space and one open/guest/off-street/common space
• Security: Doorman; Concierge; TV monitor
• Utilities: Public water; Public sewer
• Home design: Condominium in Chapel Hill Condominiums; Mid-rise building; Single-story unit (entry level 1) with front unit placement; Waterview
• Construction: Brick construction; Approximate year built (public records)
• Exterior features: Exterior balcony; Association in-ground pool

Interior

• Kitchen: Range; Dishwasher; Microwave; Refrigerator; Vinyl flooring in kitchen
• Bedrooms: Primary bedroom on the first floor with walk-in closet and wall-to-wall carpet; Second bedroom on the first floor with walk-in closet and wall-to-wall carpet
• Flooring: Wall-to-wall carpet in bedrooms; Vinyl flooring in living, dining, and kitchen areas; Stone/ceramic tile in bathrooms
• Bathrooms: Two full bathrooms with stone/ceramic tile flooring
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Thermostat (energy efficient feature)
• Interior features: Insulated windows; Open floor plan; Balcony (exterior); Intercom
• Laundry & utility: Laundry located in common area

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath condo listed at $378k.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $333k (12.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $283k (25.2% below list).
• Recommended offer: $283k (25.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 76/100 on livability (#62 in MA, #3,443 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, health & safety A+; Watch: amenities F, cost of living F.
• Framingham (urban): math 26% / reading 38% proficiency, ranked #242 of 302 in MA (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: King Elementary School (math 27% / reading 47%, grade F, #539 of 938 statewide, top 60%, 392 students, 0% FRL); Fuller Middle (math 12% / reading 17%, grade F, #276 of 305 statewide, top 91%, 616 students, 0% FRL) — zoned schools average 0% FRL vs 36% district-wide (36 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 4 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 3,670 units permitted in Middlesex County in 2024 (2,611 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($3k loan paydown + $14k appreciation (3.8% local appreciation)).
• Middlesex County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($373k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y 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.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.

Recommended offer $283,233 (25.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.75% ✗
• Cap rate: 3.00%
• Cash-on-cash: -11.77%
• DSCR: 0.48
• GRM: 11.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.8%
• Equity multiple: 0.95×
• Total profit: $-4,935
• Equity at exit: $186,375

10-year hold

• IRR: 3.2%
• Equity multiple: 1.54×
• Total profit: $57,640
• Equity at exit: $300,502

Cash invested: $105,980 (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 01072

• Home prices YoY: 1.4%
• Active inventory: 4
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,832 high
• Mortgage (P&I): −$1,985
• Tax from tax record: −$351 /mo · $4,215/yr
• Insurance: −$158
• HOA est. from 23 same-building comps: −$783
• Vacancy / Maint / Mgmt: −$595
• Net cashflow: $-1,039

Break-even live

Break-even rent $4,148

Max offer price $194,901

Occupancy floor —

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: $94,625
• Closing costs: $11,355
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1500 Worcester Rd #116 Framingham, MA	2.0	2.0	1000	$2,750	$2.75	44d	1	0.03mi
1550 Worcester Rd #114 Framingham, MA	1.0	1.0	972	$2,000	$2.06	4d	1	0.09mi
1550 Worcester Rd #528 Framingham, MA	2.0	1.5	1353	$3,000	$2.22	3d	1	0.09mi
1450 Worcester Rd Framingham, MA	2.0	2.0	1360	$3,150	$2.32	44d	1	0.12mi
1450 Worcester Rd Framingham, MA	2.0	2.0	1360	$3,160	$2.32	5d	1	0.12mi
1450 Worcester Rd Framingham, MA	2.0	2.0	1360	$3,055	$2.25	24d	1	0.12mi
1450 Worcester Rd Framingham, MA	2.0	2.0	1360	$3,160	$2.32	3d	1	0.12mi
1450 Worcester Rd Unit 8122-A Framingham, MA	1.0	1.0	1072	$2,495	$2.33	5d	1	0.12mi
1450 Worcester Rd Unit 8516 Framingham, MA	1.0	1.0	1023	$2,460	$2.40	5d	1	0.13mi
1400 Worcester Rd Framingham, MA	2.0	1.0–2.0	992	$3,160	$3.18	2d	29	0.15mi
1610 Worcester Rd Framingham, MA	2.0	1.0–2.0	720	$2,673	$3.71	2d	107	0.35mi
1300 Worcester Rd Unit PW-207 Framingham, MA	2.0	1.0	925	$2,620	$2.83	5d	1	0.55mi
1321 Worcester Rd #612 Framingham, MA	1.0	1.0	886	$2,300	$2.60	24d	1	0.59mi
1321 Worcester Rd #510 Framingham, MA	2.0	1.5	1028	$2,600	$2.53	24d	1	0.59mi
1321 Worcester Rd Framingham, MA	1.0–2.0	1.0–1.5	892	$2,600	$2.91	12d	5	0.59mi
1321 Worcester Rd Framingham, MA	1.0–2.0	1.0–1.5	892	$2,600	$2.91	5d	4	0.59mi
1321 Worcester Rd Framingham, MA	1.0–2.0	1.0–1.5	892	$2,600	$2.91	3d	5	0.59mi
1296 Worcester Rd Framingham, MA	2.0	1.0–2.0	975	$3,225	$3.31	2d	49	0.61mi
14 Temple St Framingham, MA	2.0	2.0	1280	$2,855	$2.23	44d	1	0.61mi
14 Temple St Unit E1-507 Framingham, MA	2.0	1.0	1125	$2,700	$2.40	5d	1	0.61mi
14 Temple St Unit E2-5G Framingham, MA	2.0	2.0	1280	$3,225	$2.52	5d	1	0.61mi
14 Temple St Unit E1-312 Framingham, MA	2.0	1.0	1125	$2,695	$2.40	5d	1	0.61mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: waterinternetcablepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-18
   days on market $378,500 Active 28 DOM
2. 2026-06-17
   days on market $378,500 Active 27 DOM
3. 2026-06-16
   days on market $378,500 Active 26 DOM
4. 2026-06-15
   days on market $378,500 Active 25 DOM
5. 2026-06-13
   days on market $378,500 Active 23 DOM
6. 2026-06-13
   days on market $378,500 Active 22 DOM
7. 2026-06-09
   days on market $378,500 Active 19 DOM
8. 2026-06-08
   days on market $378,500 Active 18 DOM
9. 2026-06-07
   days on market $378,500 Active 17 DOM
10. 2026-06-04
    days on market $378,500 Active 14 DOM
11. 2026-06-03
    days on market $378,500 Active 13 DOM
12. 2026-06-02
    days on market $378,500 Active 12 DOM
13. 2026-06-01
    days on market $378,500 Active 11 DOM
14. 2026-05-31
    days on market $378,500 Active 10 DOM
15. 2026-05-21
    listed $378,500 New
16. 2022-06-24
    soldstatus $365,000 Sold 700-char remark

    Show marketing remark (700 chars)

    Welcome to Chapel Hill East. This recently renovated 2 bed 2 bath water view condo features clean countertops in the kitchen, new grey laminate flooring throughout the living room, dining room and kitchen. New Carpeting in both bedrooms. New pella rolling windows in all rooms. large private balcony overlooking the water. Both bedrooms include large double closets. The main bedroom also includes large walk in closet. Condo association fees include all utilities & building maintenance besides cable and internet. Enjoy all the buildings amenities which include a playroom with ping pong and billiards, fitness room, club room & outdoor pool. Buyers agent to do all their own due diligence.

17. 2022-06-24
    soldstatus $365,000

    Show marketing remark (700 chars)

    Welcome to Chapel Hill East. This recently renovated 2 bed 2 bath water view condo features clean countertops in the kitchen, new grey laminate flooring throughout the living room, dining room and kitchen. New Carpeting in both bedrooms. New pella rolling windows in all rooms. large private balcony overlooking the water. Both bedrooms include large double closets. The main bedroom also includes large walk in closet. Condo association fees include all utilities & building maintenance besides cable and internet. Enjoy all the buildings amenities which include a playroom with ping pong and billiards, fitness room, club room & outdoor pool. Buyers agent to do all their own due diligence.

18. 2022-05-27
    status Under Agreement 700-char remark

    Show marketing remark (700 chars)

    Welcome to Chapel Hill East. This recently renovated 2 bed 2 bath water view condo features clean countertops in the kitchen, new grey laminate flooring throughout the living room, dining room and kitchen. New Carpeting in both bedrooms. New pella rolling windows in all rooms. large private balcony overlooking the water. Both bedrooms include large double closets. The main bedroom also includes large walk in closet. Condo association fees include all utilities & building maintenance besides cable and internet. Enjoy all the buildings amenities which include a playroom with ping pong and billiards, fitness room, club room & outdoor pool. Buyers agent to do all their own due diligence.

19. 2022-05-10
    status Back On Market 700-char remark

    Show marketing remark (700 chars)

    Welcome to Chapel Hill East. This recently renovated 2 bed 2 bath water view condo features clean countertops in the kitchen, new grey laminate flooring throughout the living room, dining room and kitchen. New Carpeting in both bedrooms. New pella rolling windows in all rooms. large private balcony overlooking the water. Both bedrooms include large double closets. The main bedroom also includes large walk in closet. Condo association fees include all utilities & building maintenance besides cable and internet. Enjoy all the buildings amenities which include a playroom with ping pong and billiards, fitness room, club room & outdoor pool. Buyers agent to do all their own due diligence.

20. 2022-05-04
    status Under Agreement 700-char remark

    Show marketing remark (700 chars)

    Welcome to Chapel Hill East. This recently renovated 2 bed 2 bath water view condo features clean countertops in the kitchen, new grey laminate flooring throughout the living room, dining room and kitchen. New Carpeting in both bedrooms. New pella rolling windows in all rooms. large private balcony overlooking the water. Both bedrooms include large double closets. The main bedroom also includes large walk in closet. Condo association fees include all utilities & building maintenance besides cable and internet. Enjoy all the buildings amenities which include a playroom with ping pong and billiards, fitness room, club room & outdoor pool. Buyers agent to do all their own due diligence.

21. 2022-04-25
    listed $364,000 New 700-char remark

    Show marketing remark (700 chars)

    Welcome to Chapel Hill East. This recently renovated 2 bed 2 bath water view condo features clean countertops in the kitchen, new grey laminate flooring throughout the living room, dining room and kitchen. New Carpeting in both bedrooms. New pella rolling windows in all rooms. large private balcony overlooking the water. Both bedrooms include large double closets. The main bedroom also includes large walk in closet. Condo association fees include all utilities & building maintenance besides cable and internet. Enjoy all the buildings amenities which include a playroom with ping pong and billiards, fitness room, club room & outdoor pool. Buyers agent to do all their own due diligence.

22. 2019-08-08
    soldstatus $272,500 Sold 453-char remark

    Show marketing remark (453 chars)

    Beautiful reservoir view from spacious balcony. Large living room and dining area off kitchen. King size master bedroom with walk in closet and bath. Second bedroom is of good size, can also be used as a den and has a large double closet. Freshly painted throughout. Wonderful complex with elevator,laundry facilities and exercise room, Great commuting location, minutes to the Mass Pike, route 30 and 495, shopping and dining. Quick occupancy!

23. 2019-08-08
    soldstatus $272,500

    Show marketing remark (453 chars)

    Beautiful reservoir view from spacious balcony. Large living room and dining area off kitchen. King size master bedroom with walk in closet and bath. Second bedroom is of good size, can also be used as a den and has a large double closet. Freshly painted throughout. Wonderful complex with elevator,laundry facilities and exercise room, Great commuting location, minutes to the Mass Pike, route 30 and 495, shopping and dining. Quick occupancy!

24. 2019-08-05
    status Under Agreement 453-char remark

    Show marketing remark (453 chars)

    Beautiful reservoir view from spacious balcony. Large living room and dining area off kitchen. King size master bedroom with walk in closet and bath. Second bedroom is of good size, can also be used as a den and has a large double closet. Freshly painted throughout. Wonderful complex with elevator,laundry facilities and exercise room, Great commuting location, minutes to the Mass Pike, route 30 and 495, shopping and dining. Quick occupancy!

25. 2019-07-26
    historical Contingent 453-char remark

    Show marketing remark (453 chars)

    Beautiful reservoir view from spacious balcony. Large living room and dining area off kitchen. King size master bedroom with walk in closet and bath. Second bedroom is of good size, can also be used as a den and has a large double closet. Freshly painted throughout. Wonderful complex with elevator,laundry facilities and exercise room, Great commuting location, minutes to the Mass Pike, route 30 and 495, shopping and dining. Quick occupancy!

26. 2019-07-02
    listed $279,900 New 453-char remark

    Show marketing remark (453 chars)

    Beautiful reservoir view from spacious balcony. Large living room and dining area off kitchen. King size master bedroom with walk in closet and bath. Second bedroom is of good size, can also be used as a den and has a large double closet. Freshly painted throughout. Wonderful complex with elevator,laundry facilities and exercise room, Great commuting location, minutes to the Mass Pike, route 30 and 495, shopping and dining. Quick occupancy!

27. 2005-06-08
    soldstatus $285,900
28. 2005-06-08
    soldstatus $285,900
29. 2005-03-16
    historical
30. 2005-03-15
    listed $285,900

ⓘ 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: $4,215 · $351/mo
• Projected year-2 tax: $4,435 · $370/mo
• Expected delta: +$220/yr (+$18/mo · 5.2%)

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

Taxation est. · year 1

• Rental income: $33,988
• − Mortgage interest: −$21,202
• − Property taxes: −$4,215
• − Insurance: −$1,892
• − Repairs & maintenance: −$2,719
• − Management: −$2,719
• − HOA: −$9,396
• − Depreciation: −$11,011
• Taxable loss: −$19,166
• Est. tax savings @ 24.0%: +$4,600
• After-tax cash flow: $-7,872/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: Framingham
• NCES district ID: 2504980
• Math proficiency: 26% ▼ -14.00%
• Reading proficiency: 38% ▼ -4.00%
• Median HH income: $68,594
• Composite: 29.59/100
• National rank: #6481
• State rank: #242 of 302 in MA

Livability — Framingham

• Score: 76/100
• State rank: #62
• US rank: #3443

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Framingham, MA
• City population: 72,407
• Population (ZIP): 1,447

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: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 11% Two or more races 9%
• Hispanic origin (detail): Puerto Rican 6% Cuban 2%
• Common ancestry: Romanian 8% Lithuanian 4% Slovak 4%
• Foreign-born: 6% · Canada, Dominican Republic
• Languages at home: 89% English-only · Spanish 9% Arabic 1% Other Indo-European 1%

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: ▲ 3.75%
• Current HPI: 264.2809
• 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

+32.4% since first listed

16 events — show timeline

• 2026-05-21 Listed $378,500 MLS PIN
• 2022-06-24 Sold (Public Records) $365,000 Public Records
• 2022-06-24 Sold (MLS) $365,000 MLS PIN
• 2022-05-27 Pending — MLS PIN
• 2022-05-10 Relisted — MLS PIN
• 2022-05-04 Pending — MLS PIN
• 2022-04-25 Listed $364,000 MLS PIN
• 2019-08-08 Sold (Public Records) $272,500 Public Records
• 2019-08-08 Sold (MLS) $272,500 MLS PIN
• 2019-08-05 Pending — MLS PIN
• 2019-07-26 Contingent — MLS PIN
• 2019-07-02 Listed $279,900 MLS PIN
• 2005-06-08 Sold (Public Records) $285,900 Public Records
• 2005-06-08 Sold (MLS) $285,900 MLS PIN
• 2005-03-16 Listing Removed — MLS PIN
• 2005-03-15 Listed $285,900 MLS PIN

Property tax history

+1.5%/yr

Latest (2025): $4,215 · -1.2% YoY. Source: county tax records.