27 A-B Grafton St · Millbury, MA 01527

$515,000

15 bd · 10.5 ba · 2,881 sqft · MultiFamily · 37 Days on market

Built 1858 Fair condition 0.62 ac lot $179/sqft · 23% below area Est $667k · 23% under ↓ 2% since listing

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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 +8.5/10.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Opportunity awaits! Come view this 3 Unit multi family home in Millbury. This is a great opportunity for an investor or an owner occupant needing income helpers. The 1st unit is owner occupied with 2 levels of living space offering 3-4 bedrooms with 1 3/4 bath and a walk up attic area that could allow for further expansion. The 2 additional units offer 1 bedroom and 1 bath each with washer hook ups. and parlor heaters. There is a 1 car garage under with interior access to the main level apartments. A two vehicle carport and horseshoe shaped driveway allow for extra parking. Home sits on a wonderful 0.62 acres lot with a patio area and large yard perfect for enjoying the outdoors. Located c

Key facts

• Multi family home
• Walk up attic
• Washer hook ups

Tags

• MULTI FAMILY HOME
• WALK UP ATTIC
• WASHER HOOK UPS
• PARLOR HEATERS
• 1 CAR GARAGE
• TWO VEHICLE CARPORT

Property features AI

Finance

• Other: Property contains approximately 2,881 total building area; Lot size about 0.62 acre; Heat served in 3 zones; Exclusions: sellers' and tenants' personal belongings
• Financial info: Active listing status
• HOA & community: Community features include public transportation, shopping, park, laundromat, bike path, highway access, houses of worship, private and public schools

Exterior

• Parking: 1 garage space; 1 covered space; 6 open parking spaces; Total 7 parking spaces; Paved driveway and off-street paved parking
• Utilities: Public water; Public sewer; Electric with circuit breakers and knob & tube wiring; Individually metered electric; Gas and electric connections available for range and oven
• Home design: 3-family property; 4 total stories; White exterior
• Construction: Frame construction; Stone foundation (irregular); Shingle roof; Built approx. year reported by owner
• Exterior features: Porch (enclosed); Patio; Cleared lot; Gentle sloping; Public road frontage

Interior

• Kitchen: Range; Dishwasher; Refrigerator
• Flooring: Carpet; Laminate; Varies
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Natural gas heating with unit controls; 3 heating units; No cooling units reported
• Interior features: Walk-up attic; Bathroom with shower stall; Bathroom with tub and shower; Living room; Dining room; Kitchen; Total of 13 rooms
• Laundry & utility: Washer hookup; Dryer hookup; Electric dryer hookup; Washer and dryer hookup included

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.2-bath units multifamily listed at $515k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive. Per door: $644/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $515k).
• Recommended offer: $500k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Millbury (suburban): math 35% / reading 45% proficiency, ranked #191 of 302 in MA (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Elmwood Street (math 42% / reading 57%, grade D, #330 of 938 statewide, top 38%, 421 students, 0% FRL); Millbury Junior/Senior High (math 37% / reading 40%, grade F, #233 of 343 statewide, top 69%, 740 students, 0% FRL) — zoned schools average 0% FRL vs 22% district-wide (22 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 23 active listings in the ZIP; high-income renter base; 2,293 units permitted in Worcester County in 2024 (1,205 in 5+ unit buildings).
• At $6,950/mo this rent would consume 70% of the median local household income ($119k/yr) (locally 238% 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 (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $15k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $144k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($500k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1858 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $499,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1858 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.35% ✓
• Cap rate: 10.79%
• Cash-on-cash: 16.07%
• DSCR: 1.72
• GRM: 6.2

CMA / ARV

• ARV (median comp): $667,234
• List price: $515,000
• Delta: -22.82%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 7.0%
• Equity multiple: 1.28×
• Total profit: $39,668
• Equity at exit: $76,788

10-year hold

• IRR: 16.4%
• Equity multiple: 2.34×
• Total profit: $193,370
• Equity at exit: $44,528

Cash invested: $144,200 (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 01527

• Home prices YoY: -29.8%
• Active inventory: 23
• Price-to-rent: 18.5×

Monthly cashflow live

• Estimated rent: $6,950 medium
• Mortgage (P&I): −$2,701
• Tax est. 1.5%: −$644 /mo · $7,725/yr
• Insurance: −$215
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,460
• Net cashflow: $1,931

Break-even live

Break-even rent $4,505

Max offer price $515,000

Occupancy floor 67%

Sensitivity live

Price	-10% $2,287	-5% $2,109	+0% $1,931	+5% $1,753	+10% $1,576
Rent	-10% $1,382	-5% $1,657	+0% $1,931	+5% $2,206	+10% $2,481
Rate	-1.0pp $2,191	-0.5pp $2,062	base $1,931	+0.5pp $1,798	+1.0pp $1,662

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1.2	$6,951
Total (3 units)			$6,950

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: $128,750
• Closing costs: $15,450
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $515,000 Active 37 DOM
2. 2026-06-17
   days on market $515,000 Active 36 DOM
3. 2026-06-15
   days on market $515,000 Active 34 DOM
4. 2026-06-14
   statusdays on market $515,000 Active 32 DOM
5. 2026-06-10
   days on market $515,000 Price Changed 29 DOM
6. 2026-06-09
   days on market $515,000 Price Changed 28 DOM
7. 2026-06-09
   pricestatus $515,000 Price Changed 27 DOM
8. 2026-06-08
   days on market $525,000 Active 27 DOM
9. 2026-06-07
   days on market $525,000 Active 26 DOM
10. 2026-06-03
    days on market $525,000 Active 22 DOM
11. 2026-06-02
    days on market $525,000 Active 21 DOM
12. 2026-06-01
    days on market $525,000 Active 20 DOM
13. 2026-05-31
    days on market $525,000 Active 19 DOM
14. 2026-05-31
    days on market $525,000 Active 18 DOM
15. 2026-05-12
    listed $525,000 New 983-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $83,400
• − Mortgage interest: −$28,848
• − Property taxes: −$7,725
• − Insurance: −$2,575
• − Repairs & maintenance: −$6,672
• − Management: −$6,672
• − Depreciation: −$14,982
• Taxable income: $15,926
• Est. tax owed @ 24.0%: −$3,822
• After-tax cash flow: $19,355/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.

Condition & rehab AI · 14 photos

Fair 45/100 Moderate rehab

This 3-unit multi-family home requires moderate renovations to its kitchen, bathrooms, and exterior. Updating these areas can significantly increase its resale and rental value.

Repairs flagged

• Moderate Kitchen cabinets — Worn appearance suggests need for replacement or resurfacing.
• Moderate Bathroom fixtures — Dated appearance suggests need for replacement or upgrade.
• Major Exterior siding — Weathered appearance suggests need for repainting or replacement.
• Minor Landscaping — Overgrown appearance suggests trimming and maintenance.

Value-add opportunities

• Resale Kitchen renovation — Updating the kitchen can significantly increase the home's appeal and value.
• Resale Bathroom updates — Modernizing bathrooms can enhance the home's appeal and value.
• Resale Exterior painting — A fresh coat of paint can greatly improve the home's curb appeal and value.
• Both Landscaping — A well-maintained yard can increase both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance suggests need for replacement or resurfacing.	Moderate	$3,000–15,000
Bathroom fixtures · Dated appearance suggests need for replacement or upgrade.	Moderate	$3,000–15,000
Exterior siding · Weathered appearance suggests need for repainting or replacement.	Major	$15,000–50,000
Landscaping · Overgrown appearance suggests trimming and maintenance.	Minor	$500–3,000
Total estimated repair cost · 4 items		$21,500–83,000

Value-add ROI direction

• Resale Kitchen renovation — Updating the kitchen can significantly increase the home's appeal and value. ↑
• Resale Bathroom updates — Modernizing bathrooms can enhance the home's appeal and value. ↑
• Resale Exterior painting — A fresh coat of paint can greatly improve the home's curb appeal and value. ↑
• Both Landscaping — A well-maintained yard can increase both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Millbury
• NCES district ID: 2507890
• Math proficiency: 35% ▼ -6.00%
• Reading proficiency: 45% ▬ 0.00%
• Median HH income: $71,881
• Composite: 36.55/100
• National rank: #4640
• State rank: #191 of 302 in MA

Livability — Millbury

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Worcester County · 487,911 people
• City population: 13,961
• Metro: Worcester, MA-CT
• Population (ZIP): 13,961
• Household income: $118,790
• Rent vs Own: 24.6% rent · 75.4% own
• Severe rent burden: 238.0

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: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 10% Hispanic / Latino 5% Asian 5%
• Hispanic origin (detail): Dominican 1%
• Common ancestry: Lithuanian 12% Romanian 9% Russian 3%
• Foreign-born: 9% · Canada
• Languages at home: 90% English-only · Other Indo-European 6% Spanish 2% Russian/Polish/Slavic 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: ▼ -114.98%
• Current HPI: 271.2616
• Rent YoY: —
• 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

-1.9% since first listed

2 events — show timeline

• 2026-06-08 Price Changed $515,000 MLS PIN
• 2026-05-12 Listed $525,000 MLS PIN