10 Green St · Leominster, MA 01453

$539,000

3 bd · 2.0 ba · 1,854 sqft · MultiFamily public records · 68 Days on market

Built 1900 9,620 sqft lot $291/sqft · at area comps Est $529k · at est.

---

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 +17.2/30.0
• ARV discount +6.6/15.0
• DSCR +5.4/10.0
• 1% rule +4.0/10.0
• Rent growth +3.7/5.0
• Livability +3.5/5.0
• Schools +2.8/10.0
• 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

Excellent opportunity to own a well-maintained multi-family property at 10 Green St in Leominster, offering strong potential for both investors and owner-occupants. This property features approximately 1,854 sq ft of living space with 3 bedrooms and 2 full bathrooms, providing a flexible layout ideal for rental income or multigenerational living. Built in 1900, the home offers classic character with the opportunity to add value through updates and improvements. The spacious lot of over 9,600 sq ft is a standout feature, offering ample outdoor space for expansion possibilities, parking, or outdoor enjoyment. Conveniently located near downtown Leominster, shopping, restaurants, public transportation, and major commuter routes, this property is well-positioned for long-term rental demand and accessibility. Whether you're looking to invest, occupy, or expand your portfolio, this is a fantastic opportunity in a growing market. Buyers and buyer’s agents to perform their own due diligence.

Key facts

• 9,620 sq ft lot
• 8 parking spots
• Built 1900

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $539k.

Deal economics

• At list price, monthly cash flow is $383 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $487k (9.6% below list).
• Recommended offer: $487k (9.6% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 3.2% in Leominster — 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 69/100 on livability (#139 in MA) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety B+; Watch: schools C-, commute D+, cost of living D+.
• Leominster (suburban): math 25% / reading 38% proficiency, ranked #247 of 302 in MA (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.8%/yr); 68 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,293 units permitted in Worcester County in 2024 (1,205 in 5+ unit buildings).
• At $4,871/mo this rent would consume 69% of the median local household income ($84k/yr) (locally 1633% 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 $16k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($507k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 31y 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 $350k; list at $539k implies a 54% 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 $487,100 (9.6% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.90% ✗
• Cap rate: 7.15%
• Cash-on-cash: 3.05%
• DSCR: 1.14
• GRM: 9.2

CMA / ARV

• ARV (median comp): $528,688
• List price: $539,000
• Delta: 1.95%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
212 Spruce St	0.70mi	4/2.0 (+1)	1,859 (+0%)	1mo	$610,000	$328	61
189 Spruce St	0.67mi	4/2.5 (+1)	1,788 (-4%)	1mo	$520,000	$291	55
28 School St	0.52mi	3/2.0	2,112 (+14%)	1mo	$560,000	$265	52
10 Short St	0.62mi	3/2.5	1,688 (-9%)	23mo	$430,000	$255	35
285 Water St	0.70mi	4/2.0 (+1)	1,576 (-15%)	17mo	$410,000	$260	23

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 · 4.83% rent growth · sell at horizon

5-year hold

• IRR: -9.6%
• Equity multiple: 0.64×
• Total profit: $-53,880
• Equity at exit: $80,367

10-year hold

• IRR: 2.0%
• Equity multiple: 1.15×
• Total profit: $23,073
• Equity at exit: $46,603

Cash invested: $150,920 (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 01453

• Rents YoY: 4.8%
• Active inventory: 68
• Price-to-rent: 26.9×

Monthly cashflow live

• Estimated rent: $4,871 high
• Mortgage (P&I): −$2,827
• Tax from tax record: −$414 /mo · $4,963/yr
• Insurance: −$225
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,023
• Net cashflow: $383

Break-even live

Break-even rent $4,386

Max offer price $539,000

Occupancy floor 87%

Sensitivity live

Price	-10% $688	-5% $536	+0% $383	+5% $231	+10% $78
Rent	-10% $-1	-5% $191	+0% $383	+5% $576	+10% $768
Rate	-1.0pp $655	-0.5pp $520	base $383	+0.5pp $244	+1.0pp $102

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,336
1× unit	1	1	$1,535
Total (3 units)			$4,871

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: $134,750
• Closing costs: $16,170
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Foster Ct Leominster, MA	2.0	1.0	1300	$2,000	$1.54	15d	1	0.46mi
32 Pearl St Unit 2 Leominster, MA	2.0	1.0	1300	$2,500	$1.92	25d	1	0.63mi
178 Middle St Leominster, MA	3.0	1.5	1650	$2,600	$1.58	25d	1	1.00mi

Listing history 30 events

1. 2026-06-22
   days on market $539,000 Active 68 DOM
2. 2026-06-18
   days on market $539,000 Active 65 DOM
3. 2026-06-17
   days on market $539,000 Active 64 DOM
4. 2026-06-16
   days on market $539,000 Active 63 DOM
5. 2026-06-15
   days on market $539,000 Active 62 DOM
6. 2026-06-14
   days on market $539,000 Active 60 DOM
7. 2026-06-13
   days on market $539,000 Active 59 DOM
8. 2026-06-10
   days on market $539,000 Active 57 DOM
9. 2026-06-09
   days on market $539,000 Active 56 DOM
10. 2026-06-08
    days on market $539,000 Active 55 DOM
11. 2026-06-07
    days on market $539,000 Active 54 DOM
12. 2026-06-05
    days on market $539,000 Active 51 DOM
13. 2026-06-03
    days on market $539,000 Active 50 DOM
14. 2026-06-02
    days on market $539,000 Active 49 DOM
15. 2026-06-01
    days on market $539,000 Active 48 DOM
16. 2026-05-31
    days on market $539,000 Active 47 DOM
17. 2026-05-31
    days on market $539,000 Active 46 DOM
18. 2026-05-02
    status Back On Market 1003-char remark

    Show marketing remark (1003 chars)

    Excellent opportunity to own a well-maintained multi-family property at 10 Green St in Leominster, offering strong potential for both investors and owner-occupants. This property features approximately 1,854 sq ft of living space with 3 bedrooms and 2 full bathrooms, providing a flexible layout ideal for rental income or multigenerational living. Built in 1900, the home offers classic character with the opportunity to add value through updates and improvements. The spacious lot of over 9,600 sq ft is a standout feature, offering ample outdoor space for expansion possibilities, parking, or outdoor enjoyment. Conveniently located near downtown Leominster, shopping, restaurants, public transportation, and major commuter routes, this property is well-positioned for long-term rental demand and accessibility. Whether you're looking to invest, occupy, or expand your portfolio, this is a fantastic opportunity in a growing market. Buyers and buyer’s agents to perform their own due diligence.

19. 2026-04-26
    historical Contingent 1003-char remark

    Show marketing remark (1003 chars)

    Excellent opportunity to own a well-maintained multi-family property at 10 Green St in Leominster, offering strong potential for both investors and owner-occupants. This property features approximately 1,854 sq ft of living space with 3 bedrooms and 2 full bathrooms, providing a flexible layout ideal for rental income or multigenerational living. Built in 1900, the home offers classic character with the opportunity to add value through updates and improvements. The spacious lot of over 9,600 sq ft is a standout feature, offering ample outdoor space for expansion possibilities, parking, or outdoor enjoyment. Conveniently located near downtown Leominster, shopping, restaurants, public transportation, and major commuter routes, this property is well-positioned for long-term rental demand and accessibility. Whether you're looking to invest, occupy, or expand your portfolio, this is a fantastic opportunity in a growing market. Buyers and buyer’s agents to perform their own due diligence.

20. 2026-04-14
    listed $539,000 New 1003-char remark

    Show marketing remark (1003 chars)

    Excellent opportunity to own a well-maintained multi-family property at 10 Green St in Leominster, offering strong potential for both investors and owner-occupants. This property features approximately 1,854 sq ft of living space with 3 bedrooms and 2 full bathrooms, providing a flexible layout ideal for rental income or multigenerational living. Built in 1900, the home offers classic character with the opportunity to add value through updates and improvements. The spacious lot of over 9,600 sq ft is a standout feature, offering ample outdoor space for expansion possibilities, parking, or outdoor enjoyment. Conveniently located near downtown Leominster, shopping, restaurants, public transportation, and major commuter routes, this property is well-positioned for long-term rental demand and accessibility. Whether you're looking to invest, occupy, or expand your portfolio, this is a fantastic opportunity in a growing market. Buyers and buyer’s agents to perform their own due diligence.

21. 2021-08-31
    soldstatus $350,000 Sold 440-char remark

    Show marketing remark (440 chars)

    BUYER GOT COLD FEET. Great Opportunity! This two family has a very large yard and tons of parking! Second floor updated. Separate utilities and very spacious units. First floor large living room with hardwood floors, one bedroom, dining and eat-in kitchen. Second floor offers 2 bedrooms, living room, den, and kitchen. Could use second FL as a 3 bed (no closet). Second fl heat gas stove. Highly desired location with quick highway access!

22. 2021-06-15
    status Under Agreement 440-char remark

    Show marketing remark (440 chars)

    BUYER GOT COLD FEET. Great Opportunity! This two family has a very large yard and tons of parking! Second floor updated. Separate utilities and very spacious units. First floor large living room with hardwood floors, one bedroom, dining and eat-in kitchen. Second floor offers 2 bedrooms, living room, den, and kitchen. Could use second FL as a 3 bed (no closet). Second fl heat gas stove. Highly desired location with quick highway access!

23. 2021-06-04
    status Back On Market 440-char remark

    Show marketing remark (440 chars)

    BUYER GOT COLD FEET. Great Opportunity! This two family has a very large yard and tons of parking! Second floor updated. Separate utilities and very spacious units. First floor large living room with hardwood floors, one bedroom, dining and eat-in kitchen. Second floor offers 2 bedrooms, living room, den, and kitchen. Could use second FL as a 3 bed (no closet). Second fl heat gas stove. Highly desired location with quick highway access!

24. 2021-05-12
    status Under Agreement 440-char remark

    Show marketing remark (440 chars)

    BUYER GOT COLD FEET. Great Opportunity! This two family has a very large yard and tons of parking! Second floor updated. Separate utilities and very spacious units. First floor large living room with hardwood floors, one bedroom, dining and eat-in kitchen. Second floor offers 2 bedrooms, living room, den, and kitchen. Could use second FL as a 3 bed (no closet). Second fl heat gas stove. Highly desired location with quick highway access!

25. 2021-05-07
    listed $325,000 New 440-char remark

    Show marketing remark (440 chars)

    BUYER GOT COLD FEET. Great Opportunity! This two family has a very large yard and tons of parking! Second floor updated. Separate utilities and very spacious units. First floor large living room with hardwood floors, one bedroom, dining and eat-in kitchen. Second floor offers 2 bedrooms, living room, den, and kitchen. Could use second FL as a 3 bed (no closet). Second fl heat gas stove. Highly desired location with quick highway access!

26. 2006-05-01
    soldstatus $180,000
27. 1996-03-25
    soldstatus $64,000
28. 1996-03-22
    soldstatus $64,000
29. 1995-11-20
    listed $65,000
30. 1995-11-20
    historical

ⓘ 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: $4,963 · $414/mo
• Projected year-2 tax: $5,796 · $483/mo
• Expected delta: +$833/yr (+$69/mo · 16.8%)

ⓘ 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 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $58,452
• − Mortgage interest: −$30,192
• − Property taxes: −$4,963
• − Insurance: −$2,695
• − Repairs & maintenance: −$4,676
• − Management: −$4,676
• − Depreciation: −$15,680
• Taxable loss: −$4,431
• Est. tax savings @ 24.0%: +$1,063
• After-tax cash flow: $5,664/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: Leominster
• NCES district ID: 2506780
• Math proficiency: 25% ▼ -23.00%
• Reading proficiency: 38% ▼ -6.00%
• Median HH income: $57,041
• Composite: 28.07/100
• National rank: #6836
• State rank: #247 of 302 in MA

Livability — Leominster

• Score: 69/100
• State rank: #139
• US rank: #8562

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Leominster, MA
• County: Worcester County · 487,911 people
• City population: 43,851
• Metro: Worcester, MA-CT
• Population (ZIP): 43,851
• Household income: $84,296
• Rent vs Own: 37.8% rent · 62.2% own
• Severe rent burden: 1633.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 17% Two or more races 12% Black 5% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 8% Dominican 1%
• Common ancestry: Lithuanian 9% Estonian 2% Romanian 2%
• Foreign-born: 15% · Canada, South Korea, Jamaica
• Languages at home: 76% English-only · Spanish 13% Other Indo-European 5% French/Haitian/Cajun 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: ▼ -621.70%
• Current HPI: 296.2863
• Rent YoY: ▲ 4.83%
• 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

+729.2% since first listed

13 events — show timeline

• 2026-05-02 Relisted — MLS PIN
• 2026-04-26 Contingent — MLS PIN
• 2026-04-14 Listed $539,000 MLS PIN
• 2021-08-31 Sold (MLS) $350,000 MLS PIN
• 2021-06-15 Pending — MLS PIN
• 2021-06-04 Relisted — MLS PIN
• 2021-05-12 Pending — MLS PIN
• 2021-05-07 Listed $325,000 MLS PIN
• 2006-05-01 Sold (Public Records) $180,000 Public Records
• 1996-03-25 Sold (Public Records) $64,000 Public Records
• 1996-03-22 Sold (MLS) $64,000 MLS PIN
• 1995-11-20 Listing Removed — MLS PIN
• 1995-11-20 Listed $65,000 MLS PIN

Property tax history

+4.6%/yr

Latest (2023): $4,963 · +5.2% YoY. Source: county tax records.