14 Hillside Rd · Northborough, MA 01532

$479,000

3 bd · 1.0 ba · 982 sqft · SingleFamily public records · 16 Days on market

Built 1900 4,600 sqft lot

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Why this score? — see what drove the D 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 +12.2/30.0
• Schools +7.8/10.0
• ARV discount +7.5/15.0
• DSCR +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

ATTENTION BUILDERS, INVESTORS & CONTRACTORS!!! Great opportunity for the experienced investor looking for waterfront and water views...LOCATION, LOCATION, LOCATION!!! WATERFRONT property located at a dead end, directly seated right on Smith Pond in need of total rehab or tear down. CASH BUYERS ONLY!!!

Key facts

• New kitchen
• New plumbing
• New appliances

Tags

• NEW KITCHEN
• NEW APPLIANCES
• NEW BATHROOMS
• NEW PLUMBING
• NEW ELECTRICAL
• NEW WINDOWS

Property features AI

Finance

• Other: Property listed as active
• HOA & community: Not a senior community

Exterior

• Parking: Off-street parking
• Utilities: Public water; Private sewer; 200+ amp electrical service
• Home design: Single family residence; Approximately 1,119 above-grade square footage
• Construction: Frame construction; Block foundation; Shingle roof; Year built per public records
• Exterior features: Deck; Scenic waterfront view; Pond frontage; Has waterview

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Oven
• Flooring: Tile; Carpet; Wood laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Cooling system present
• Interior features: Total of 5 rooms; Full basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $479k.

Deal economics

• At list price, monthly cash flow is $-93 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $463k (3.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $347k (27.7% below list).
• Recommended offer: $347k (27.7% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 2.0% 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: 40 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $3k of loan paydown is wiped out by about $14k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($472k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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 $110k; list at $479k implies a 335% 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 $346,534 (27.7% 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 0.72% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.83%
• DSCR: 0.96
• GRM: 11.5

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: -17.7%
• Equity multiple: 0.38×
• Total profit: $-83,804
• Equity at exit: $71,420

10-year hold

• IRR: -10.0%
• Equity multiple: 0.39×
• Total profit: $-81,612
• Equity at exit: $41,415

Cash invested: $134,120 (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: 40
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $3,465 high
• Mortgage (P&I): −$2,512
• Tax from tax record: −$119 /mo · $1,433/yr
• Insurance: −$200
• HOA: −$0
• Vacancy / Maint / Mgmt: −$728
• Net cashflow: $-93

Break-even live

Break-even rent $3,583

Max offer price $462,516

Occupancy floor 98%

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: $119,750
• Closing costs: $14,370
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
297 Turnpike Rd Westborough, MA	3.0	1.0–2.0	1125	$3,589	$3.19	2d	38	0.54mi
346 Turnpike Rd Westborough, MA	1.0–2.0	1.0–2.0	1076	$3,293	$3.06	3d	17	0.69mi
14000 Avalon Dr Northborough, MA	1.0–3.0	1.0–3.0	1239	$3,813	$3.08	2d	1	0.81mi
214 Corning Fairbanks Way Westborough, MA	2.0	2.0	1104	$2,900	$2.63	12d	1	1.28mi
890 Hartford Tpke Shrewsbury, MA	1.0–2.0	1.0–2.5	1272	$3,608	$2.84	2d	22	1.32mi

Listing history 33 events

1. 2026-06-18
   days on market $479,000 Active 16 DOM
2. 2026-06-17
   days on market $479,000 Active 15 DOM
3. 2026-06-16
   days on market $479,000 Active 14 DOM
4. 2026-06-15
   days on market $479,000 Active 13 DOM
5. 2026-06-13
   days on market $479,000 Active 11 DOM
6. 2026-06-13
   days on market $479,000 Active 10 DOM
7. 2026-06-10
   days on market $479,000 Active 8 DOM
8. 2026-06-09
   days on market $479,000 Active 7 DOM
9. 2026-06-08
   days on market $479,000 Active 6 DOM
10. 2026-06-07
    statusdays on market $479,000 Active 5 DOM
11. 2026-06-04
    days on market $479,000 New 2 DOM
12. 2026-06-02
    pricestatusdays on marketlisting id $479,000 New 1 DOM
13. 2026-06-02
    days on market $499,900 Active 75 DOM
14. 2026-06-01
    days on market $499,900 Active 74 DOM
15. 2026-05-31
    days on market $499,900 Active 73 DOM
16. 2026-03-19
    listed $499,900 New
17. 2021-07-04
    status Under Agreement 306-char remark

    Show marketing remark (306 chars)

    ATTENTION BUILDERS, INVESTORS & CONTRACTORS!!! Great opportunity for the experienced investor looking for waterfront and water views...LOCATION, LOCATION, LOCATION!!! WATERFRONT property located at a dead end, directly seated right on Smith Pond in need of total rehab or tear down. CASH BUYERS ONLY!!!

18. 2021-06-29
    soldstatus $110,000 Sold 306-char remark

    Show marketing remark (306 chars)

    ATTENTION BUILDERS, INVESTORS & CONTRACTORS!!! Great opportunity for the experienced investor looking for waterfront and water views...LOCATION, LOCATION, LOCATION!!! WATERFRONT property located at a dead end, directly seated right on Smith Pond in need of total rehab or tear down. CASH BUYERS ONLY!!!

19. 2021-06-21
    historical Contingent 306-char remark

    Show marketing remark (306 chars)

    ATTENTION BUILDERS, INVESTORS & CONTRACTORS!!! Great opportunity for the experienced investor looking for waterfront and water views...LOCATION, LOCATION, LOCATION!!! WATERFRONT property located at a dead end, directly seated right on Smith Pond in need of total rehab or tear down. CASH BUYERS ONLY!!!

20. 2021-06-04
    listed $120,000 New 306-char remark

    Show marketing remark (306 chars)

    ATTENTION BUILDERS, INVESTORS & CONTRACTORS!!! Great opportunity for the experienced investor looking for waterfront and water views...LOCATION, LOCATION, LOCATION!!! WATERFRONT property located at a dead end, directly seated right on Smith Pond in need of total rehab or tear down. CASH BUYERS ONLY!!!

21. 2020-09-02
    soldstatus $90,000 Sold 457-char remark

    Show marketing remark (457 chars)

    INVESTORS & CONTRACTORS take notice! Terrific WATERFRONT cottage in need of complete rehab or rebuild. Ideal for investor or someone looking to build on the water. Directly seated right on Smith Pond this great property offers gorgeous water views and is great for boating, fishing, ice skating, snowmobiling and numerous other activities! Located at the end of a dead end street. Town water available at street. Property being sold AS-IS, Cash only.

22. 2020-08-19
    status Under Agreement 457-char remark

    Show marketing remark (457 chars)

    INVESTORS & CONTRACTORS take notice! Terrific WATERFRONT cottage in need of complete rehab or rebuild. Ideal for investor or someone looking to build on the water. Directly seated right on Smith Pond this great property offers gorgeous water views and is great for boating, fishing, ice skating, snowmobiling and numerous other activities! Located at the end of a dead end street. Town water available at street. Property being sold AS-IS, Cash only.

23. 2020-08-06
    historical Contingent 457-char remark

    Show marketing remark (457 chars)

    INVESTORS & CONTRACTORS take notice! Terrific WATERFRONT cottage in need of complete rehab or rebuild. Ideal for investor or someone looking to build on the water. Directly seated right on Smith Pond this great property offers gorgeous water views and is great for boating, fishing, ice skating, snowmobiling and numerous other activities! Located at the end of a dead end street. Town water available at street. Property being sold AS-IS, Cash only.

24. 2020-06-23
    price $99,900 457-char remark

    Show marketing remark (457 chars)

    INVESTORS & CONTRACTORS take notice! Terrific WATERFRONT cottage in need of complete rehab or rebuild. Ideal for investor or someone looking to build on the water. Directly seated right on Smith Pond this great property offers gorgeous water views and is great for boating, fishing, ice skating, snowmobiling and numerous other activities! Located at the end of a dead end street. Town water available at street. Property being sold AS-IS, Cash only.

25. 2020-03-16
    listed $119,900 New 457-char remark

    Show marketing remark (457 chars)

    INVESTORS & CONTRACTORS take notice! Terrific WATERFRONT cottage in need of complete rehab or rebuild. Ideal for investor or someone looking to build on the water. Directly seated right on Smith Pond this great property offers gorgeous water views and is great for boating, fishing, ice skating, snowmobiling and numerous other activities! Located at the end of a dead end street. Town water available at street. Property being sold AS-IS, Cash only.

26. 2018-10-31
    soldstatus $85,000 Sold
27. 2018-09-28
    status Contingent
28. 2018-09-13
    price $100,000
29. 2018-08-15
    status Back On Market
30. 2018-08-10
    status Contingent
31. 2018-08-03
    price $130,000
32. 2018-05-27
    price $150,000
33. 2018-03-28
    listed $179,995 New

ⓘ 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: $1,433 · $119/mo
• Projected year-2 tax: $3,662 · $305/mo
• Expected delta: +$2,229/yr (+$186/mo · 155.6%)

ⓘ 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 ≥95°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: $41,584
• − Mortgage interest: −$26,831
• − Property taxes: −$1,433
• − Insurance: −$2,395
• − Repairs & maintenance: −$3,327
• − Management: −$3,327
• − Depreciation: −$13,935
• Taxable loss: −$9,663
• Est. tax savings @ 24.0%: +$2,319
• After-tax cash flow: $1,199/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

+177.7% since first listed

18 events — show timeline

• 2026-03-19 Listed $499,900 MLS PIN
• 2021-07-04 Pending — MLS PIN
• 2021-06-29 Sold (MLS) $110,000 MLS PIN
• 2021-06-21 Contingent — MLS PIN
• 2021-06-04 Listed $120,000 MLS PIN
• 2020-09-02 Sold (MLS) $90,000 MLS PIN
• 2020-08-19 Pending — MLS PIN
• 2020-08-06 Contingent — MLS PIN
• 2020-06-23 Price Changed $99,900 MLS PIN
• 2020-03-16 Listed $119,900 MLS PIN
• 2018-10-31 Sold (MLS) $85,000 MLS PIN
• 2018-09-28 Pending — MLS PIN
• 2018-09-13 Price Changed $100,000 MLS PIN
• 2018-08-15 Relisted — MLS PIN
• 2018-08-10 Pending — MLS PIN
• 2018-08-03 Price Changed $130,000 MLS PIN
• 2018-05-27 Price Changed $150,000 MLS PIN
• 2018-03-28 Listed $179,995 MLS PIN

Property tax history

-3.1%/yr

Latest (2023): $1,433 · -2.4% YoY. Source: county tax records.