75 School St · North Brookfield, MA 01535

$289,900

4 bd · 3.0 ba · 2,712 sqft · MultiFamily public records · 42 Days on market

Built 1880 0.43 ac lot $107/sqft · at area comps Est $440k · 34% under

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• 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

Multiple offers - best and final by 8/7 3pm Three units with fourth potential. Large lot almost 1/2 Acer - Contactor special. interior stripped to the studs. Electrical Service is newer but needs interior wiring. Seller motivated to sell the property.

Key facts

• Complete renovations
• Vacant building
• Multi-unit property

Tags

• INVESTMENT OPPORTUNITY
• MULTI-UNIT PROPERTY
• APPROVALS FOR A FOURTH UNIT
• VACANT BUILDING
• COMPLETE RENOVATIONS
• MAJOR PRELIMINARY WORK

Property features AI

Finance

• Financial info: Property taxes listed for 2025
• HOA & community: Community amenities include shopping, park, bike path, conservation area, highway access, house of worship, and public school access; Not a senior community

Exterior

• Parking: Off-street shared driveway; Five open parking spaces
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: 3-family property; 3 stories total; About 4,200 square feet above grade
• Construction: Frame, stone, and post & beam construction; Stone foundation; Shingle roof; Built (year per public records)
• Exterior features: Porch; Lot about 0.43 acre

Interior

• Bedrooms: Unit 1 spans 2 levels; Unit 2 is single-level; Unit 3 includes 2 floors
• Bathrooms: Three full bathrooms
• Interior features: 13 total rooms; Full, unfinished basement; One fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath multifamily listed at $290k.

Deal economics

• At list price, monthly cash flow is $2k ($28k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $290k).
• Recommended offer: $281k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#152 in MA) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A+, employment A; Watch: schools D, amenities F, commute F.
• North Brookfield (rural): math 18% / reading 33% proficiency, ranked #268 of 302 in MA (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 19 active listings in the ZIP; 2,293 units permitted in Worcester County in 2024 (1,205 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $81k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $95k; list at $290k implies a 205% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1880 — 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 $281,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.79% ✓
• Cap rate: 15.91%
• Cash-on-cash: 34.34%
• DSCR: 2.53
• GRM: 4.7

CMA / ARV

• ARV (median comp): $440,356
• List price: $289,900
• Delta: -34.17%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 Elm St	0.05mi	4/2.0	2,500 (-8%)	4mo	$470,000	$188	78
25 Elm St	0.12mi	5/2.0 (+1)	2,558 (-6%)	10mo	$230,000	$90	68

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: 29.7%
• Equity multiple: 2.24×
• Total profit: $100,891
• Equity at exit: $43,225

10-year hold

• IRR: 37.0%
• Equity multiple: 4.43×
• Total profit: $278,083
• Equity at exit: $25,065

Cash invested: $81,172 (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 01535

• Home prices YoY: -19.9%
• Active inventory: 19
• Price-to-rent: 14.0×

Monthly cashflow live

• Estimated rent: $5,186 medium
• Mortgage (P&I): −$1,520
• Tax from tax record: −$133 /mo · $1,599/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,089
• Net cashflow: $2,323

Break-even live

Break-even rent $2,246

Max offer price $289,900

Occupancy floor 50%

Sensitivity live

Price	-10% $2,487	-5% $2,405	+0% $2,323	+5% $2,241	+10% $2,159
Rent	-10% $1,913	-5% $2,118	+0% $2,323	+5% $2,527	+10% $2,732
Rate	-1.0pp $2,469	-0.5pp $2,396	base $2,323	+0.5pp $2,248	+1.0pp $2,171

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$5,187
Total (3 units)			$5,186

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $289,900 Active 42 DOM
2. 2026-06-17
   days on market $289,900 Active 41 DOM
3. 2026-06-16
   days on market $289,900 Active 40 DOM
4. 2026-06-15
   days on market $289,900 Active 39 DOM
5. 2026-06-14
   days on market $289,900 Active 37 DOM
6. 2026-06-10
   days on market $289,900 Active 34 DOM
7. 2026-06-09
   days on market $289,900 Active 33 DOM
8. 2026-06-08
   days on market $289,900 Active 32 DOM
9. 2026-06-07
   days on market $289,900 Active 31 DOM
10. 2026-06-05
    days on market $289,900 Active 28 DOM
11. 2026-06-03
    days on market $289,900 Active 27 DOM
12. 2026-06-02
    days on market $289,900 Active 26 DOM
13. 2026-06-01
    days on market $289,900 Active 25 DOM
14. 2026-05-31
    days on market $289,900 Active 24 DOM
15. 2026-05-31
    days on market $289,900 Active 23 DOM
16. 2026-05-07
    listed $289,900 New 669-char remark
17. 2022-12-22
    soldstatus $95,000 Sold 252-char remark

    Show marketing remark (252 chars)

    Multiple offers - best and final by 8/7 3pm Three units with fourth potential. Large lot almost 1/2 Acer - Contactor special. interior stripped to the studs. Electrical Service is newer but needs interior wiring. Seller motivated to sell the property.

18. 2022-08-24
    status Under Agreement 252-char remark

    Show marketing remark (252 chars)

    Multiple offers - best and final by 8/7 3pm Three units with fourth potential. Large lot almost 1/2 Acer - Contactor special. interior stripped to the studs. Electrical Service is newer but needs interior wiring. Seller motivated to sell the property.

19. 2022-08-10
    historical Contingent 252-char remark

    Show marketing remark (252 chars)

    Multiple offers - best and final by 8/7 3pm Three units with fourth potential. Large lot almost 1/2 Acer - Contactor special. interior stripped to the studs. Electrical Service is newer but needs interior wiring. Seller motivated to sell the property.

20. 2022-07-29
    listed $125,000 New 252-char remark

    Show marketing remark (252 chars)

    Multiple offers - best and final by 8/7 3pm Three units with fourth potential. Large lot almost 1/2 Acer - Contactor special. interior stripped to the studs. Electrical Service is newer but needs interior wiring. Seller motivated to sell the property.

ⓘ 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: $1,599 · $133/mo
• Projected year-2 tax: $2,582 · $215/mo
• Expected delta: +$983/yr (+$82/mo · 61.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 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: $62,232
• − Mortgage interest: −$16,239
• − Property taxes: −$1,599
• − Insurance: −$1,450
• − Repairs & maintenance: −$4,979
• − Management: −$4,979
• − Depreciation: −$8,433
• Taxable income: $24,554
• Est. tax owed @ 24.0%: −$5,893
• After-tax cash flow: $21,979/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: North Brookfield
• NCES district ID: 2508760
• Math proficiency: 18% ▼ -14.00%
• Reading proficiency: 33% ▼ -1.00%
• Median HH income: $62,015
• Composite: 23.56/100
• National rank: #7857
• State rank: #268 of 302 in MA

Livability — North Brookfield

• Score: 68/100
• State rank: #152
• US rank: #9994

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Brookfield, MA
• Population (ZIP): 4,739

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 (95%)
• Race & ethnicity: White 95% Two or more races 3%
• Common ancestry: Lithuanian 20% Romanian 9% Slovak 4%
• Foreign-born: 2% · Canada

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: ▼ -64.58%
• Current HPI: 260.5775
• 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

+131.9% since first listed

5 events — show timeline

• 2026-05-07 Listed $289,900 MLS PIN
• 2022-12-22 Sold (MLS) $95,000 MLS PIN
• 2022-08-24 Pending — MLS PIN
• 2022-08-10 Contingent — MLS PIN
• 2022-07-29 Listed $125,000 MLS PIN

Property tax history

+1.2%/yr

Latest (2023): $1,599 · +6.1% YoY. Source: county tax records.