200 Beacon St · Worcester, MA 01610

$400,000

3 bd · 2.0 ba · 1,598 sqft · MultiFamily public records · 100 Days on market

Built 2005 3,000 sqft lot $250/sqft · 11% above area Est $361k · 11% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +4.6/10.0
• Livability +4.4/5.0
• ARV discount +2.7/15.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Rent growth +1.9/5.0

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

Welcome to 200 Beacon St - an inviting 3-bedroom, 2-full-bath home offering the space, layout, and upside today’s buyers are looking for. Built in 2005 and lovingly maintained by just one owner, this home offers nearly 1,600 square feet with spacious rooms, abundant natural light, and a more open feel thanks to its corner setting. The second floor features all 3 large bedrooms, both full bathrooms, and conveniently located laundry, so daily living just makes sense. The primary bedroom includes a generous walk-in closet, and the private driveway plus back deck off the kitchen add even more everyday comfort. The large basement offers excellent potential for future finishing, while the updated heating and hot water systems provide peace of mind. Bright open kitchen with updated countertops, offering great flow to the living space and access to rear deck with open field views, with seasonal glimpses of fireworks!

Key facts

• Private driveway
• Walk-in closet
• Updated heating

Tags

• WALK-IN CLOSET
• PRIVATE DRIVEWAY
• BACK DECK
• LARGE BASEMENT
• UPDATED HEATING
• HOT WATER SYSTEMS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $400k.

Deal economics

• At list price, monthly cash flow is $4k ($46k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $400k).
• Recommended offer: $364k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.8% vs local median 4.1% in Worcester — 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 87/100 on livability (#9 in MA, #312 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+; Watch: schools C-, cost of living D.
• Worcester (urban): math 17% / reading 30% proficiency, ranked #280 of 302 in MA (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-2.2%/yr); 25 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,293 units permitted in Worcester County in 2024 (1,205 in 5+ unit buildings).
• At $8,157/mo this rent would consume 190% of the median local household income ($51k/yr) (locally 2517% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-0.7%/yr); year-one equity from $3k of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-0.7% appreciation + 0.0% rent growth), your $112k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($364k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $15k; list at $400k implies a 2567% gain — meaningful room to come down on a strong offer.

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 $364,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.04% ✓
• Cap rate: 17.79%
• Cash-on-cash: 41.06%
• DSCR: 2.83
• GRM: 4.1

CMA / ARV

• ARV (median comp): $361,495
• List price: $400,000
• Delta: 10.65%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Riley St	0.54mi	3/2.0	1,818 (+14%)	21mo	$370,000	$204	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.73% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 38.0%
• Equity multiple: 2.74×
• Total profit: $195,063
• Equity at exit: $101,831

10-year hold

• IRR: 40.5%
• Equity multiple: 4.84×
• Total profit: $429,668
• Equity at exit: $111,494

Cash invested: $112,000 (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 01610

• Home prices YoY: -0.1%
• Rents YoY: -2.2%
• Active inventory: 25
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $8,157 high
• Mortgage (P&I): −$2,098
• Tax from tax record: −$347 /mo · $4,166/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,713
• Net cashflow: $3,833

Break-even live

Break-even rent $3,306

Max offer price $400,000

Occupancy floor 48%

Sensitivity live

Price	-10% $4,059	-5% $3,946	+0% $3,833	+5% $3,719	+10% $3,606
Rent	-10% $3,188	-5% $3,510	+0% $3,833	+5% $4,155	+10% $4,477
Rate	-1.0pp $4,034	-0.5pp $3,934	base $3,833	+0.5pp $3,729	+1.0pp $3,623

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	2	$8,157
Total (3 units)			$8,157

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 Benefit Ter Unit 2 Worcester, MA	4.0	1.0	1200	$2,400	$2.00	21d	1	0.20mi
5 Mount Pleasant St Apt 2 Worcester, MA	3.0	1.0	1422	$2,500	$1.76	44d	1	0.22mi
5 Mount Pleasant St Unit 3 Worcester, MA	3.0	1.0	1422	$2,200	$1.55	14d	1	0.22mi
5 Oberlin St #2 Worcester, MA	2.0	1.0	1200	$1,950	$1.62	44d	1	0.26mi
45 Grand St Worcester, MA	2.0–3.0	1.0–2.0	1072	$2,995	$2.79	14d	10	0.28mi
78 Hollis St Apt 1 Worcester, MA	3.0	1.0	1107	$2,250	$2.03	44d	1	0.35mi
147 Canterbury St Unit 3 Worcester, MA	4.0	2.0	1200	$2,800	$2.33	24d	1	0.39mi
54 Woodland St Apt 3 Worcester, MA	4.0	1.0	1550	$2,350	$1.52	24d	1	0.43mi
21 Washburn St Unit A Worcester, MA	3.0	2.0	1600	$3,000	$1.88	44d	1	0.46mi
19 Endicott St Unit 3 Worcester, MA	3.0	1.0	1134	$2,200	$1.94	44d	1	0.51mi
17 Hermon St Worcester, MA	2.0	1.0–2.0	752	$2,800	$3.72	21d	11	0.53mi
309 Cambridge St Apt 1 Worcester, MA	3.0	1.0	1800	$2,200	$1.22	24d	1	0.54mi
47 Piedmont St #2 Worcester, MA	3.0	1.0	1300	$2,100	$1.62	44d	1	0.54mi
47 Piedmont St Unit 1 Worcester, MA	3.0	1.0	1300	$2,200	$1.69	44d	1	0.54mi
5 Freeland Ter Unit 3 Worcester, MA	3.0	1.0	1066	$2,200	$2.06	44d	1	0.65mi
3 Woodbine St Unit 1 Worcester, MA	4.0	1.0	1300	$2,800	$2.15	14d	1	0.65mi
3 Woodbine St Worcester, MA	4.0	1.0	1500	$2,800	$1.87	44d	1	0.65mi
52 Richards St Unit 52 Worcester, MA	3.0	2.0	1304	$3,000	$2.30	44d	1	0.66mi
1 Green Island Blvd Worcester, MA	3.0	1.0–2.0	904	$3,731	$4.13	14d	27	0.70mi
127 Austin St Unit 3 Worcester, MA	4.0	1.0	1100	$1,900	$1.73	24d	1	0.72mi
177 Washington St #3 Worcester, MA	3.0	1.0	1200	$1,950	$1.62	44d	1	0.72mi
5 Madison St Worcester, MA	2.0	1.0–2.0	811	$3,720	$4.59	24d	1	0.73mi
123 Mayfield St Unit 2 Worcester, MA	2.0	1.0	1164	$1,600	$1.37	24d	1	0.73mi
20 Woodbine St Unit 1 Worcester, MA	3.0	1.0	1200	$2,400	$2.00	44d	1	0.73mi
345 Park Ave Unit 3R Worcester, MA	2.0	1.0	1100	$2,000	$1.82	14d	1	0.73mi
345 Park Ave Unit 3R Worcester, MA	2.0	1.0	1100	$2,200	$2.00	44d	1	0.73mi
23 Stoneland Rd Unit 2 Worcester, MA	2.0	1.0	1600	$1,800	$1.12	44d	1	0.74mi
143 Cambridge St Apt 2 Worcester, MA	4.0	1.0	1500	$2,400	$1.60	24d	1	0.76mi
91 Ward St Unit 1 Worcester, MA	3.0	2.0	1200	$2,350	$1.96	19d	1	0.77mi
160 Fremont St #208 Worcester, MA	2.0	2.0	1250	$2,300	$1.84	14d	1	0.78mi
32 Woodbine St Unit 1 Worcester, MA	3.0	1.0	1603	$2,500	$1.56	14d	1	0.78mi
8 S Harlem St Unit 3 Worcester, MA	2.0	1.0	1100	$1,850	$1.68	44d	1	0.79mi
23 Bellevue St Apt 1 Worcester, MA	3.0	1.0	1100	$2,400	$2.18	24d	1	0.80mi
23 Bellevue St Apt 3 Worcester, MA	4.0	1.0	1200	$2,500	$2.08	24d	1	0.80mi
23 Bellevue St Unit 2 Worcester, MA	3.0	1.0	1100	$2,450	$2.23	24d	1	0.80mi
21 Hitchcock Rd Apt 3 Worcester, MA	4.0	1.0	1526	$2,350	$1.54	44d	1	0.80mi
543 Park Ave Unit 3 Worcester, MA	2.0	1.0	1200	$1,500	$1.25	44d	1	0.81mi
545 Park Ave Unit 2 Worcester, MA	3.0	2.0	1400	$2,195	$1.57	44d	1	0.82mi
4 Lucian St Apt 1 Worcester, MA	4.0	1.0	1516	$2,195	$1.45	24d	1	0.82mi
4 Lucian St Unit 3 Worcester, MA	4.0	1.0	1516	$2,395	$1.58	44d	1	0.82mi

Listing history 19 events

1. 2026-06-18
   days on market $400,000 Active 100 DOM
2. 2026-06-17
   days on market $400,000 Active 99 DOM
3. 2026-06-16
   days on market $400,000 Active 98 DOM
4. 2026-06-15
   days on market $400,000 Active 97 DOM
5. 2026-06-14
   days on market $400,000 Active 95 DOM
6. 2026-06-10
   days on market $400,000 Active 92 DOM
7. 2026-06-09
   days on market $400,000 Active 91 DOM
8. 2026-06-08
   days on market $400,000 Active 90 DOM
9. 2026-06-07
   days on market $400,000 Active 89 DOM
10. 2026-06-05
    days on market $400,000 Active 86 DOM
11. 2026-06-03
    days on market $400,000 Active 85 DOM
12. 2026-06-02
    days on market $400,000 Active 84 DOM
13. 2026-06-01
    days on market $400,000 Active 83 DOM
14. 2026-05-31
    days on market $400,000 Active 82 DOM
15. 2026-05-31
    statusdays on market $400,000 Active 81 DOM
16. 2026-05-01
    price $410,000 928-char remark

    Show marketing remark (928 chars)

    Welcome to 200 Beacon St - an inviting 3-bedroom, 2-full-bath home offering the space, layout, and upside today’s buyers are looking for. Built in 2005 and lovingly maintained by just one owner, this home offers nearly 1,600 square feet with spacious rooms, abundant natural light, and a more open feel thanks to its corner setting. The second floor features all 3 large bedrooms, both full bathrooms, and conveniently located laundry, so daily living just makes sense. The primary bedroom includes a generous walk-in closet, and the private driveway plus back deck off the kitchen add even more everyday comfort. The large basement offers excellent potential for future finishing, while the updated heating and hot water systems provide peace of mind. Bright open kitchen with updated countertops, offering great flow to the living space and access to rear deck with open field views, with seasonal glimpses of fireworks!

17. 2026-03-10
    listed $425,000 New 928-char remark

    Show marketing remark (928 chars)

    Welcome to 200 Beacon St - an inviting 3-bedroom, 2-full-bath home offering the space, layout, and upside today’s buyers are looking for. Built in 2005 and lovingly maintained by just one owner, this home offers nearly 1,600 square feet with spacious rooms, abundant natural light, and a more open feel thanks to its corner setting. The second floor features all 3 large bedrooms, both full bathrooms, and conveniently located laundry, so daily living just makes sense. The primary bedroom includes a generous walk-in closet, and the private driveway plus back deck off the kitchen add even more everyday comfort. The large basement offers excellent potential for future finishing, while the updated heating and hot water systems provide peace of mind. Bright open kitchen with updated countertops, offering great flow to the living space and access to rear deck with open field views, with seasonal glimpses of fireworks!

18. 1994-01-11
    soldstatus $15,000
19. 1989-03-08
    soldstatus $115,000

ⓘ 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: $4,166 · $347/mo
• Projected year-2 tax: $4,543 · $379/mo
• Expected delta: +$377/yr (+$31/mo · 9.0%)

ⓘ 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 ≥93°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: $97,884
• − Mortgage interest: −$22,406
• − Property taxes: −$4,166
• − Insurance: −$2,000
• − Repairs & maintenance: −$7,831
• − Management: −$7,831
• − Depreciation: −$11,636
• Taxable income: $42,014
• Est. tax owed @ 24.0%: −$10,083
• After-tax cash flow: $35,907/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: Worcester
• NCES district ID: 2513230
• Math proficiency: 17% ▼ -15.00%
• Reading proficiency: 30% ▼ -8.00%
• Median HH income: $45,063
• Composite: 20.3/100
• National rank: #8615
• State rank: #280 of 302 in MA

Livability — Worcester

• Score: 87/100
• State rank: #9
• US rank: #312

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Worcester, MA
• County: Worcester County · 487,911 people
• City population: 207,324
• Metro: Worcester, MA-CT
• Population (ZIP): 30,444
• Household income: $51,472
• Rent vs Own: 80.8% rent · 19.2% own
• Severe rent burden: 2517.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: Hispanic / Latino 42% White 34% Two or more races 21% Black 13% Asian 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 21% Dominican 8%
• Common ancestry: Romanian 4% Lithuanian 3% Hispanic 2%
• Foreign-born: 27% · Canada, Vietnam, China
• Languages at home: 48% English-only · Spanish 35% Other Indo-European 4% Vietnamese 2%

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: ▼ -0.73%
• Current HPI: 485.4378
• Rent YoY: ▼ -2.22%
• Metro: Worcester, MA-CT
• 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

+256.5% since first listed

4 events — show timeline

• 2026-05-01 Price Changed $410,000 MLS PIN
• 2026-03-10 Listed $425,000 MLS PIN
• 1994-01-11 Sold (Public Records) $15,000 Public Records
• 1989-03-08 Sold (Public Records) $115,000 Public Records

Property tax history

+6.2%/yr

Latest (2023): $4,166 · +7.7% YoY. Source: county tax records.