54 Bacon St · Warren, MA 01083

$320,000

5 bd · 2.0 ba · 2,804 sqft · MultiFamily public records · 10 Days on market

Built 1890 0.25 ac lot Est $404k · 21% under

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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
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Schools +3.6/10.0
• Livability +2.7/5.0
• 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 (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Well maintained 2 family building on a quiet dead end rd. Both units have been renovated over the past 2 years and the exterior has just been painted. New roof, plumbing and electrical 2013 (APO). Both unit are spacious and nicely updated. Great location to the town center, schools and 15 minutes to the pike. Units are currently rented. Wonderful investment opportunity.

Key facts

• Mini splits
• 0.25 acre lot
• 4 parking spots

Tags

• OFF STREET PAVED PARKING
• ARCHITECTURAL WOODWORK
• MINI SPLITS

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Open parking for 4 vehicles; Paved driveway and off-street parking
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: 2-family, up/down configuration; 2 stories; Yellow exterior
• Construction: Shingle roof; Stone, brick/mortar and granite foundation; Built approx. (public records)
• Exterior features: Porch; Public road frontage

Interior

• Flooring: Wood floors
• Bathrooms: 2 full bathrooms
• Interior features: 12 total rooms; Full, walk-out, unfinished basement; Rain gutters
• Laundry & utility: Washer and dryer excluded from sale

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath multifamily listed at $320k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $320k).
• Cap rate 11.6% vs local median 3.6% in Warren — 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 54/100 on livability (#243 in MA) — a working-class tenant base; expect higher turnover. Strengths: crime A, cost of living A, health & safety B+; Watch: amenities F, commute F, employment F.
• Quaboag Regional (rural): math 31% / reading 51% proficiency, ranked #196 of 302 in MA (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 25 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 $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $90k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 14y 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 $135k; list at $320k implies a 137% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — 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 $320,000

Questions for the listing agent

1. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.38% ✓
• Cap rate: 11.63%
• Cash-on-cash: 19.07%
• DSCR: 1.85
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $403,776
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Quaboag St	0.19mi	4/2.0 (-1)	2,494 (-11%)	3mo	$359,000	$144	65
44 Mill St	0.63mi	6/2.0 (+1)	2,796 (-0%)	7mo	$303,030	$108	59
51 Maple St	0.26mi	5/3.0	2,464 (-12%)	11mo	$395,000	$160	54
1197 Main St	0.50mi	6/2.5 (+1)	3,156 (+13%)	18mo	$335,000	$106	34

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.9%
• Equity multiple: 1.43×
• Total profit: $38,808
• Equity at exit: $47,713

10-year hold

• IRR: 20.0%
• Equity multiple: 2.68×
• Total profit: $150,447
• Equity at exit: $27,668

Cash invested: $89,600 (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 01083

• Home prices YoY: -7.2%
• Active inventory: 25
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $4,400 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$241 /mo · $2,887/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$924
• Net cashflow: $1,424

Break-even live

Break-even rent $2,598

Max offer price $320,000

Occupancy floor 63%

Sensitivity live

Price	-10% $1,605	-5% $1,515	+0% $1,424	+5% $1,333	+10% $1,243
Rent	-10% $1,076	-5% $1,250	+0% $1,424	+5% $1,598	+10% $1,772
Rate	-1.0pp $1,585	-0.5pp $1,505	base $1,424	+0.5pp $1,341	+1.0pp $1,257

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$4,400
Total (2 units)			$4,400

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-18
   days on market $320,000 Active 10 DOM
2. 2026-06-17
   days on market $320,000 Active 9 DOM
3. 2026-06-16
   days on market $320,000 Active 8 DOM
4. 2026-06-15
   days on market $320,000 Active 7 DOM
5. 2026-06-14
   days on market $320,000 Active 5 DOM
6. 2026-06-13
   statusdays on market $320,000 Active 4 DOM
7. 2026-06-10
   days on market $320,000 New 2 DOM
8. 2026-06-09
   remarks 699-char remark
9. 2026-06-09
   listed $320,000 New 1 DOM

ⓘ 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: $2,887 · $241/mo
• Projected year-2 tax: $3,412 · $284/mo
• Expected delta: +$524/yr (+$44/mo · 18.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $52,800
• − Mortgage interest: −$17,925
• − Property taxes: −$2,887
• − Insurance: −$1,600
• − Repairs & maintenance: −$4,224
• − Management: −$4,224
• − Depreciation: −$9,309
• Taxable income: $12,631
• Est. tax owed @ 24.0%: −$3,031
• After-tax cash flow: $14,056/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: Quaboag Regional
• NCES district ID: 2512100
• Math proficiency: 31% ▼ -16.00%
• Reading proficiency: 51% ▼ -1.00%
• Median HH income: $56,059
• Composite: 35.83/100
• National rank: #4825
• State rank: #196 of 302 in MA

Livability — Warren

• Score: 54/100
• State rank: #243
• US rank: #24180

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Warren, MA
• City population: 2,746
• Population (ZIP): 2,746

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 (89%)
• Race & ethnicity: White 89% Hispanic / Latino 6% Asian 5% Two or more races 5%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Romanian 27% Lithuanian 23% Serbian 3%
• Foreign-born: 4%
• Languages at home: 88% English-only · Spanish 6% Other Asian/Pacific 6%

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: ▼ -21.73%
• Current HPI: 280.5118
• 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

+156.0% since first listed

13 events — show timeline

• 2026-06-08 Listed $320,000 MLS PIN
• 2015-12-08 Sold (MLS) $135,000 MLS PIN
• 2015-10-15 Pending — MLS PIN
• 2015-10-08 Price Changed $142,000 MLS PIN
• 2015-09-13 Listed $147,000 MLS PIN
• 2012-08-13 Sold (MLS) $31,030 MLS PIN
• 2012-06-21 Contingent — MLS PIN
• 2012-06-13 Price Changed $51,030 MLS PIN
• 2012-05-11 Price Changed $56,700 MLS PIN
• 2012-04-11 Price Changed $63,000 MLS PIN
• 2012-02-23 Listed $70,000 MLS PIN
• 2002-08-09 Sold (Public Records) $143,000 Public Records
• 1990-06-15 Sold (Public Records) $125,000 Public Records

Property tax history

+1.5%/yr

Latest (2023): $2,887 · +14.8% YoY. Source: county tax records.