17 Bigelow St · Worcester, MA 01610

$384,900

3 bd · 1.5 ba · 1,296 sqft · MultiFamily public records · 44 Days on market

Built 2003 2,305 sqft lot $297/sqft · 9% above area Est $354k · 9% over

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Why this score? — see what drove the F 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 +6.4/30.0
• Appreciation +4.6/10.0
• Livability +4.4/5.0
• ARV discount +3.5/15.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Rent growth +1.9/5.0
• 1% rule +0.9/10.0
• DSCR +0.7/10.0

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

UNDER CONSTRUCTION, 99% COMPLETE, TAX RATE 16.16 PER 1000 FOR FY JUL02-JUN03. PREVIOUS VALUATION 52900 X 16.16 = 854 200 YDS TO CROMPTON PARK, 1/2 MILE TO 290. 2 MILES TO 146. 1 MILE TO UNION STATION.

Key facts

• 2,305 sq ft lot
• 2 garage spots
• Built 2003

Property features AI

Finance

• Other: Lot size approximately 0.05 acres; Public road frontage
• HOA & community: Not a senior community; Nearby community features: public transportation, medical facility, laundromat, highway access, public school, university

Exterior

• Parking: Attached garage with 2 garage spaces; Two covered parking spaces; Two open/off-street parking spaces (4 total spaces)
• Utilities: Public water; Public sewer; 110 volt electric
• Home design: Single family residence; Multi/split levels; Property is attached
• Construction: Shingle roof; Concrete perimeter foundation; Built year from public records (actual year not specified)
• Exterior features: Wood deck; Zero lot line

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Bedrooms included (number not specified)
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Baseboard heating; Cooling system (type listed as 'Other')
• Interior features: Five total rooms; Full basement
• Laundry & utility: Washer/dryer details not specified

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath multifamily listed at $385k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $186k (51.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (40.5% below list).
• Recommended offer: $186k (51.7% below list) — sets the bar for cash-flow.

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 lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $2,290/mo this rent would consume 53% 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.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($373k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y 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 $160k; list at $385k implies a 141% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,903 (51.7% 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. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 52% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. 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.
7. 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.
8. 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: 0.59% ✗
• Cap rate: 4.22%
• Cash-on-cash: -7.42%
• DSCR: 0.67
• GRM: 14.0

CMA / ARV

• ARV (median comp): $353,696
• List price: $384,900
• Delta: 8.82%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -22.5%
• Equity multiple: 0.05×
• Total profit: $-102,461
• Equity at exit: $97,987

10-year hold

• IRR: -18.6%
• Equity multiple: -0.58×
• Total profit: $-170,374
• Equity at exit: $107,285

Cash invested: $107,772 (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: 14.0×

Monthly cashflow live

• Estimated rent: $2,290 high
• Mortgage (P&I): −$2,018
• Tax from tax record: −$296 /mo · $3,553/yr
• Insurance: −$160
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $-1,126

Break-even live

Break-even rent $3,716

Max offer price $185,903

Occupancy floor —

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: $96,225
• Closing costs: $11,547
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19 Endicott St Unit 3 Worcester, MA	3.0	1.0	1134	$2,200	$1.94	43d	1	0.13mi
177 Washington St #3 Worcester, MA	3.0	1.0	1200	$1,950	$1.62	43d	1	0.13mi
1 Green Island Blvd Worcester, MA	3.0	1.0–2.0	904	$3,731	$4.13	14d	27	0.24mi
23 Millbury St Unit 25 Worcester, MA	3.0	1.0	1225	$1,895	$1.55	23d	1	0.25mi
23 Millbury St Unit 25 Worcester, MA	3.0	1.0	1225	$1,895	$1.55	43d	1	0.25mi
20 Perry Ave Unit 2 Worcester, MA	2.0	1.0	950	$1,695	$1.78	14d	1	0.26mi
24 Suffield St Apt 3 Worcester, MA	3.0	1.0	1450	$2,450	$1.69	23d	1	0.30mi
91 Ward St Unit 1 Worcester, MA	3.0	2.0	1200	$2,350	$1.96	19d	1	0.32mi
5 Sterling St Apt 1 Worcester, MA	3.0	1.0	900	$2,200	$2.44	23d	1	0.34mi
70 Seymour St Unit 2 Worcester, MA	4.0	1.0	1500	$2,550	$1.70	43d	1	0.35mi
70 Seymour St Unit 1 Worcester, MA	4.0	1.0	1500	$2,600	$1.73	43d	1	0.35mi
42 Dorchester St Unit 3 Worcester, MA	4.0	1.0	1200	$2,300	$1.92	43d	1	0.36mi
11 Pattison St Unit 2 Worcester, MA	3.0	1.0	1000	$2,100	$2.10	14d	1	0.37mi
91 Perry Ave Unit 3 Worcester, MA	3.0	1.0	1203	$2,000	$1.66	43d	1	0.37mi
4 Vernon Ter Unit 2 Worcester, MA	3.0	1.0	1200	$2,000	$1.67	43d	1	0.39mi
16 Hillside St Worcester, MA	3.0	1.0	1200	$2,200	$1.83	21d	1	0.41mi
21 Sycamore St Unit 7 Worcester, MA	3.0	1.0	875	$1,725	$1.97	43d	1	0.42mi
7 Hillside St Unit 3 Worcester, MA	3.0	1.0	1500	$2,100	$1.40	43d	1	0.42mi
39 Harlem St Unit 3 Worcester, MA	4.0	1.0	1332	$2,300	$1.73	43d	1	0.45mi
29 Arlington St Unit 2 Worcester, MA	3.0	1.0	1850	$2,500	$1.35	43d	1	0.45mi
51 Arlington St Worcester, MA	4.0	1.0	1400	$2,350	$1.68	43d	1	0.45mi
85 Green St Worcester, MA	2.0	1.0–2.0	719	$4,400	$6.12	14d	22	0.46mi
48 Windham St Unit 3 Worcester, MA	3.0	1.0	1391	$1,950	$1.40	43d	1	0.46mi
2 Hillside St Apt 3 Worcester, MA	3.0	1.0	1305	$1,998	$1.53	21d	1	0.46mi
17 Hermon St Worcester, MA	2.0	1.0–2.0	752	$2,800	$3.72	21d	11	0.47mi
8 S Harlem St Unit 3 Worcester, MA	2.0	1.0	1100	$1,850	$1.68	43d	1	0.48mi
5 Madison St Worcester, MA	2.0	1.0–2.0	811	$3,720	$4.59	23d	1	0.49mi
8 Euclid Ave Unit 1 Worcester, MA	3.0	1.0	1050	$1,800	$1.71	23d	1	0.50mi
101 Providence St Unit 2nd Floor Worcester, MA	3.0	1.0	1450	$2,200	$1.52	23d	1	0.51mi
48 Providence St Unit 1 Worcester, MA	4.0	1.0	1600	$2,800	$1.75	43d	1	0.51mi
118 Vernon St Unit 2F Worcester, MA	2.0	1.0	1250	$1,900	$1.52	43d	1	0.51mi
61 Providence St Unit 2 Worcester, MA	4.0	2.0	1600	$2,800	$1.75	14d	1	0.52mi
21 Washburn St Unit A Worcester, MA	3.0	2.0	1600	$3,000	$1.88	43d	1	0.53mi
14 Benefit Ter Unit 2 Worcester, MA	4.0	1.0	1200	$2,400	$2.00	21d	1	0.54mi
23 Windham St Unit 1 Worcester, MA	3.0	2.0	1353	$2,350	$1.74	23d	1	0.54mi
5 Mount Pleasant St Unit 3 Worcester, MA	3.0	1.0	1422	$2,200	$1.55	14d	1	0.55mi
5 Mount Pleasant St Apt 2 Worcester, MA	3.0	1.0	1422	$2,500	$1.76	43d	1	0.55mi
125 Vernon St Unit C Worcester, MA	4.0	1.0	1200	$2,700	$2.25	14d	1	0.56mi
600 Main St Worcester, MA	1.0–2.0	1.0	766	$1,951	$2.55	14d	17	0.59mi
2 Benefit St Unit 2 Worcester, MA	2.0	1.0	900	$1,850	$2.06	43d	1	0.60mi

Listing history 19 events

1. 2026-06-18
   days on market $384,900 Active 44 DOM
2. 2026-06-17
   days on market $384,900 Active 43 DOM
3. 2026-06-16
   days on market $384,900 Active 42 DOM
4. 2026-06-15
   days on market $384,900 Active 41 DOM
5. 2026-06-14
   days on market $384,900 Active 39 DOM
6. 2026-06-10
   days on market $384,900 Active 36 DOM
7. 2026-06-09
   days on market $384,900 Active 35 DOM
8. 2026-06-08
   days on market $384,900 Active 34 DOM
9. 2026-06-07
   days on market $384,900 Active 33 DOM
10. 2026-06-05
    days on market $384,900 Active 30 DOM
11. 2026-06-03
    days on market $384,900 Active 29 DOM
12. 2026-06-02
    days on market $384,900 Active 28 DOM
13. 2026-06-01
    days on market $384,900 Active 27 DOM
14. 2026-05-31
    statusdays on market $384,900 Active 26 DOM
15. 2026-05-31
    days on market $384,900 Price Changed 25 DOM
16. 2026-05-05
    listed $394,000 New 588-char remark
17. 2003-07-28
    soldstatus $159,900 202-char remark

    Show marketing remark (202 chars)

    UNDER CONSTRUCTION, 99% COMPLETE, TAX RATE 16.16 PER 1000 FOR FY JUL02-JUN03. PREVIOUS VALUATION 52900 X 16.16 = 854 200 YDS TO CROMPTON PARK, 1/2 MILE TO 290. 2 MILES TO 146. 1 MILE TO UNION STATION.

18. 2003-06-05
    historical 202-char remark

    Show marketing remark (202 chars)

    UNDER CONSTRUCTION, 99% COMPLETE, TAX RATE 16.16 PER 1000 FOR FY JUL02-JUN03. PREVIOUS VALUATION 52900 X 16.16 = 854 200 YDS TO CROMPTON PARK, 1/2 MILE TO 290. 2 MILES TO 146. 1 MILE TO UNION STATION.

19. 2003-05-30
    listed $159,900 202-char remark

    Show marketing remark (202 chars)

    UNDER CONSTRUCTION, 99% COMPLETE, TAX RATE 16.16 PER 1000 FOR FY JUL02-JUN03. PREVIOUS VALUATION 52900 X 16.16 = 854 200 YDS TO CROMPTON PARK, 1/2 MILE TO 290. 2 MILES TO 146. 1 MILE TO UNION STATION.

ⓘ 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: $3,553 · $296/mo
• Projected year-2 tax: $4,144 · $345/mo
• Expected delta: +$591/yr (+$49/mo · 16.6%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone AE · 52% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°F today · 17 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: $27,476
• − Mortgage interest: −$21,560
• − Property taxes: −$3,553
• − Insurance: −$7,450
• − Repairs & maintenance: −$2,198
• − Management: −$2,198
• − Depreciation: −$11,197
• Taxable loss: −$20,680
• Est. tax savings @ 24.0%: +$4,963
• After-tax cash flow: $-8,555/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

+140.7% since first listed

5 events — show timeline

• 2026-05-27 Price Changed $384,900 MLS PIN
• 2026-05-05 Listed $394,000 MLS PIN
• 2003-07-28 Sold (MLS) $159,900 MLS PIN
• 2003-06-05 Listing Removed — MLS PIN
• 2003-05-30 Listed $159,900 MLS PIN

Property tax history

+3.3%/yr

Latest (2023): $3,553 · +10.0% YoY. Source: county tax records.