63-65 Sixth St · Lowell, MA 01850

$535,000

6 bd · 2.0 ba · 3,592 sqft · MultiFamily public records · 27 Days on market

Built 1900 3,920 sqft lot Est $779k · 31% under

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Why this score? — see what drove the C 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 +21.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +5.6/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

CHRISTIAN HILL 2 FAMILY 5RM 3BDRM EA UNIT SEP. UTILITIES 2 FHA CENTRAL HEAT, VINYL EXT, THERMO WINDOWS, WALK UP ATTIC OFF ST PARKING, 1/2 NEW ROOF, DELEADED 1ST FLOOR UNIT, 3 PORCHES, SEPARATE BSMNT & ATTIC. SHOW SOON, WILL GO FAST!

Key facts

• Updated electrical
• Newer windows
• Two-family property

Tags

• TWO-FAMILY PROPERTY
• UPDATED HEATING SYSTEMS
• NEWER HOT WATER TANKS
• UPDATED ELECTRICAL
• NEWER WINDOWS
• DRIVEWAY PARKING

Property features AI

Finance

• Other: Total building area 3,592; Lot size approximately 0.09 acre; Listing status: Active
• HOA & community: Not a senior community

Exterior

• Parking: 2 open parking spaces
• Utilities: Public water; Public sewer
• Home design: Multi-family property; 2 stories
• Construction: Concrete perimeter and block foundation; Built as recorded in public records
• Exterior features: Paved driveway; Open parking available for 2 vehicles

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Total of 12 rooms; Full basement

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $535k.

Deal economics

• At list price, monthly cash flow is $796 ($10k/yr) — positive. Per door: $398/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $535k).
• Recommended offer: $527k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 3.1% in Lowell — 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 80/100 on livability (#36 in MA, #1,677 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: schools C-, crime F, cost of living F.
• Lowell (suburban): math 20% / reading 28% proficiency, ranked #277 of 302 in MA (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 21 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3,670 units permitted in Middlesex County in 2024 (2,611 in 5+ unit buildings).

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.
• Middlesex County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($527k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 28y ago; this cycle's ask has dropped $40k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $106k; list at $535k implies a 407% 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; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $526,975 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F 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. 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: 1.06% ✓
• Cap rate: 8.08%
• Cash-on-cash: 6.38%
• DSCR: 1.28
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $779,464
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
36 3rd St	0.13mi	6/2.0	3,307 (-8%)	11mo	$765,000	$231	72
36-38 Fremont St	0.14mi	6/2.0	3,118 (-13%)	11mo	$725,000	$233	62
78 Methuen St	0.21mi	5/3.0 (-1)	3,715 (+3%)	17mo	$930,000	$250	61
62 W 6th St	0.23mi	6/2.0	3,121 (-13%)	8mo	$580,000	$186	61
27 W 5th St	0.17mi	7/3.0 (+1)	3,951 (+10%)	7mo	$720,000	$182	60
117 Coburn St	0.33mi	6/4.0	3,662 (+2%)	24mo	$730,000	$199	54
181 11th St	0.36mi	5/3.0 (-1)	3,349 (-7%)	20mo	$780,000	$233	46
105 Chestnut St	0.59mi	6/3.0	3,164 (-12%)	12mo	$655,000	$207	39
51 - 53 Lilley Ave	0.67mi	6/2.0	3,242 (-10%)	19mo	$665,000	$205	36
53 Pond St	0.75mi	5/3.0 (-1)	3,231 (-10%)	12mo	$700,000	$217	29

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: -6.5%
• Equity multiple: 0.76×
• Total profit: $-35,917
• Equity at exit: $79,770

10-year hold

• IRR: 3.2%
• Equity multiple: 1.23×
• Total profit: $34,333
• Equity at exit: $46,257

Cash invested: $149,800 (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 01850

• Home prices YoY: -8.4%
• Active inventory: 21
• Price-to-rent: 15.7×

Monthly cashflow live

• Estimated rent: $5,680 high
• Mortgage (P&I): −$2,806
• Tax from tax record: −$663 /mo · $7,953/yr
• Insurance: −$223
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,193
• Net cashflow: $796

Break-even live

Break-even rent $4,672

Max offer price $535,000

Occupancy floor 81%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$5,680
Total (2 units)			$5,680

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: $133,750
• Closing costs: $16,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13 Phillips St Lowell, MA	6.0	2.0	2500	$3,500	$1.40	43d	1	1.45mi

Listing history 20 events

1. 2026-06-18
   days on market $535,000 Active 27 DOM
2. 2026-06-17
   days on market $535,000 Active 26 DOM
3. 2026-06-16
   days on market $535,000 Active 25 DOM
4. 2026-06-15
   days on market $535,000 Active 24 DOM
5. 2026-06-13
   days on market $535,000 Active 22 DOM
6. 2026-06-13
   days on market $535,000 Active 21 DOM
7. 2026-06-09
   statusdays on market $535,000 Active 18 DOM
8. 2026-06-08
   days on market $535,000 Price Changed 17 DOM
9. 2026-06-07
   pricestatusdays on market $535,000 Price Changed 16 DOM
10. 2026-06-04
    days on market $575,000 Active 13 DOM
11. 2026-06-03
    days on market $575,000 Active 12 DOM
12. 2026-06-02
    days on market $575,000 Active 11 DOM
13. 2026-06-01
    days on market $575,000 Active 10 DOM
14. 2026-05-31
    days on market $575,000 Active 9 DOM
15. 2026-05-22
    listed $575,000 New
16. 1998-09-24
    soldstatus $105,500 236-char remark

    Show marketing remark (236 chars)

    CHRISTIAN HILL 2 FAMILY 5RM 3BDRM EA UNIT SEP. UTILITIES 2 FHA CENTRAL HEAT, VINYL EXT, THERMO WINDOWS, WALK UP ATTIC OFF ST PARKING, 1/2 NEW ROOF, DELEADED 1ST FLOOR UNIT, 3 PORCHES, SEPARATE BSMNT & ATTIC. SHOW SOON, WILL GO FAST!

17. 1998-09-15
    soldstatus $105,500
18. 1998-08-11
    historical 236-char remark

    Show marketing remark (236 chars)

    CHRISTIAN HILL 2 FAMILY 5RM 3BDRM EA UNIT SEP. UTILITIES 2 FHA CENTRAL HEAT, VINYL EXT, THERMO WINDOWS, WALK UP ATTIC OFF ST PARKING, 1/2 NEW ROOF, DELEADED 1ST FLOOR UNIT, 3 PORCHES, SEPARATE BSMNT & ATTIC. SHOW SOON, WILL GO FAST!

19. 1998-07-13
    listed $109,900 236-char remark

    Show marketing remark (236 chars)

    CHRISTIAN HILL 2 FAMILY 5RM 3BDRM EA UNIT SEP. UTILITIES 2 FHA CENTRAL HEAT, VINYL EXT, THERMO WINDOWS, WALK UP ATTIC OFF ST PARKING, 1/2 NEW ROOF, DELEADED 1ST FLOOR UNIT, 3 PORCHES, SEPARATE BSMNT & ATTIC. SHOW SOON, WILL GO FAST!

20. 1984-08-22
    soldstatus $81,000

ⓘ 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: $7,953 · $663/mo
• Projected year-2 tax: $7,953 · $663/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major 7 d/yr ≥96°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $68,160
• − Mortgage interest: −$29,968
• − Property taxes: −$7,953
• − Insurance: −$2,675
• − Repairs & maintenance: −$5,453
• − Management: −$5,453
• − Depreciation: −$15,564
• Taxable income: $1,094
• Est. tax owed @ 24.0%: −$263
• After-tax cash flow: $9,289/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: Lowell
• NCES district ID: 2507020
• Math proficiency: 20% ▼ -18.00%
• Reading proficiency: 28% ▼ -11.00%
• Median HH income: $49,291
• Composite: 21.14/100
• National rank: #8430
• State rank: #277 of 302 in MA

Livability — Lowell

• Score: 80/100
• State rank: #36
• US rank: #1677

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lowell, MA
• City population: 100,628
• Population (ZIP): 16,983

Population outlook (Middlesex County) Hauer SSP2

• Today (2025): 1,740,269 people
• By 2030: 1,817,187 · +4.4%
• By 2040: 1,963,195 · +12.8%
• By 2050: 2,087,461 · +20.0%
• By 2075: 2,344,036 · +34.7%
• By 2100: 2,383,776 · +37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 41% Hispanic / Latino 30% Black 14% Two or more races 11% Asian 11%
• Hispanic origin (detail): Puerto Rican 16% Dominican 7%
• Common ancestry: Lithuanian 8% Russian 5% Swedish 4%
• Foreign-born: 27% · Canada, Jamaica, Vietnam
• Languages at home: 57% English-only · Spanish 20% Other Asian/Pacific 7% Other Indo-European 5%

Political lean MEDSL · Middlesex

• 2024 margin: Solid D (+39.5) · D 68.5% · R 29.0% · Other 2.5%
• 2008→2024 swing: +9.3pp toward D · 2008: 30.1pp · 2024: 39.5pp
• All cycles: 2024: D+39.5 2020: D+45.2 2016: D+38.1 2012: D+26.9 2008: D+30.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -37.80%
• Current HPI: 411.9651
• 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

+609.9% since first listed

6 events — show timeline

• 2026-05-22 Listed $575,000 MLS PIN
• 1998-09-24 Sold (MLS) $105,500 MLS PIN
• 1998-09-15 Sold (Public Records) $105,500 Public Records
• 1998-08-11 Listing Removed — MLS PIN
• 1998-07-13 Listed $109,900 MLS PIN
• 1984-08-22 Sold (Public Records) $81,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $7,953 · +10.3% YoY. Source: county tax records.