44 Dominion Rd · Worcester, MA 01605

$540,000

3 bd · 3.0 ba · 1,704 sqft · MultiFamily public records · 17 Days on market

Built 2014 4,088 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• Livability +4.4/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• 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

**New Construction - Single Family Attached*** Tri-level Bright & Airy open floor plan. Stainless appliances, kitchen island, deck off living room, 1st floor laundry, cathedral master w/ full bath and walk in closet, hardwood floors throughout, central air, lower level bonus room with 1/2 bath can be a 4th bedroom/home office/family/sitting room w/ sliding doors leading out to private patio. Road to be paved and maintained by town this year. Off Lake Ave. across the street from Lake Quinsigamond Park and next to Umass Hospital/Medical facilities. Easy access to routes 9, 20, 290, 495 and mass pike, public transportation, schools, shopping and restaurants. Not a Condo -- No Condo fees

Key facts

• Hardwood floor
• Open floor plan
• Vaulted ceiling

Tags

• HARDWOOD FLOOR
• OPEN FLOOR PLAN
• DECK OVERLOOKING BACKYARD
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOP
• VAULTED CEILING

Property features AI

Finance

• HOA & community: Community features include public transportation, shopping, parks, medical facility access, highway access, and nearby university

Exterior

• Parking: Attached garage with garage door opener (1 garage space); One covered parking space; Three open/off-street parking spaces; Paved driveway
• Utilities: Public water; Public sewer
• Home design: Single family residence; Attached; Shingle roof; Concrete perimeter foundation; Built (year per public records)
• Construction: Frame construction
• Exterior features: Wood deck; Deck off living area; Lake/pond nearby with public beach access

Interior

• Kitchen: Stainless steel appliances; Range; Microwave; Refrigerator; Hardwood flooring; Open to adjacent living/dining areas
• Bedrooms: Primary bedroom with vaulted ceiling, ceiling fan, walk-in closet, and hardwood flooring; Additional bedrooms with closets, hardwood flooring, and overhead lighting
• Flooring: Hardwood flooring in main living areas and bedrooms; Stone/ceramic tile in bathrooms and laundry
• Bathrooms: Four full bathrooms; Master bathroom (full)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Open floorplan; Recessed lighting; Overhead lighting
• Laundry & utility: Washer and dryer; Gas water heater; Laundry area with tile flooring

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath multifamily listed at $540k.

Deal economics

• At list price, monthly cash flow is $3k ($33k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $540k).
• Recommended offer: $532k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.4% vs local median 4.1% in Worcester — 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 87/100 on livability (#9 in MA, #312 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+; Watch: 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.
• Zoned schools: Chandler Magnet (math 12% / reading 17%, grade F, #873 of 938 statewide, top 94%, 402 students, 0% FRL); Worcester East Middle (math 9% / reading 14%, grade F, #286 of 305 statewide, top 95%, 740 students, 0% FRL); North High (math 10% / reading 28%, grade F, #313 of 343 statewide, top 92%, 1,377 students, 0% FRL) — zoned schools average 0% FRL vs 66% district-wide (66 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.8%/yr); 36 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 2,293 units permitted in Worcester County in 2024 (1,205 in 5+ unit buildings).
• At $7,995/mo this rent would consume 176% of the median local household income ($55k/yr) (locally 1991% 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.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $151k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($532k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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 $260k; list at $540k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $531,900 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.48% ✓
• Cap rate: 12.44%
• Cash-on-cash: 21.96%
• DSCR: 1.98
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.77% rent growth · sell at horizon

5-year hold

• IRR: 16.6%
• Equity multiple: 1.68×
• Total profit: $103,256
• Equity at exit: $80,516

10-year hold

• IRR: 26.4%
• Equity multiple: 3.50×
• Total profit: $378,557
• Equity at exit: $46,689

Cash invested: $151,200 (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 01605

• Home prices YoY: -21.4%
• Rents YoY: 4.8%
• Active inventory: 36
• Price-to-rent: 20.2×

Monthly cashflow live

• Estimated rent: $7,995 medium
• Mortgage (P&I): −$2,832
• Tax from tax record: −$492 /mo · $5,901/yr
• Insurance: −$225
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,679
• Net cashflow: $2,767

Break-even live

Break-even rent $4,492

Max offer price $540,000

Occupancy floor 60%

Sensitivity live

Price	-10% $3,073	-5% $2,920	+0% $2,767	+5% $2,615	+10% $2,462
Rent	-10% $2,136	-5% $2,452	+0% $2,767	+5% $3,083	+10% $3,399
Rate	-1.0pp $3,039	-0.5pp $2,905	base $2,767	+0.5pp $2,628	+1.0pp $2,485

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$4,454
▸ 2× units	1	1	$3,542
Total (4 units)			$7,995

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: $135,000
• Closing costs: $16,200
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Winneconnett Rd Unit 20 Worcester, MA	2.0	1.0	1080	$2,500	$2.31	45d	1	0.05mi
67 N Quinsigamond Ave #9 Shrewsbury, MA	3.0	2.5	1620	$3,500	$2.16	45d	1	0.30mi
511 Plantation St Worcester, MA	1.0–2.0	1.0–2.0	947	$2,587	$2.73	16d	40	0.53mi
59 Olympia Ave Unit 4A Shrewsbury, MA	3.0	2.5	1823	$4,000	$2.19	16d	1	0.63mi
92 Odonnell Ave #92 Shrewsbury, MA	2.0	2.5	2115	$3,700	$1.75	45d	1	0.69mi
83 Coburn Ave Unit 83 Worcester, MA	3.0	1.5	1365	$3,000	$2.20	45d	1	0.73mi
35 Harrington Ave Shrewsbury, MA	2.0	1.0–2.0	907	$3,560	$3.93	16d	18	0.78mi
147 Lake Ave Unit 147 Worcester, MA	3.0	2.5	1408	$3,200	$2.27	16d	1	0.86mi
132 Coburn Ave Unit 1 Worcester, MA	3.0	1.0	1436	$2,100	$1.46	45d	1	0.87mi
52 Northboro St Unit 1 Worcester, MA	2.0	1.0	1200	$1,600	$1.33	45d	1	0.92mi
308 Plantation St Apt 3 Worcester, MA	3.0	1.0	1600	$2,000	$1.25	25d	1	0.98mi
51 Oriol Dr Worcester, MA	3.0	1.0–2.0	936	$4,360	$4.66	16d	151	1.05mi
27 Granby Rd Apt 2 Worcester, MA	3.0	1.0	1240	$2,300	$1.85	16d	1	1.06mi
383 Shrewsbury St Worcester, MA	1.0–2.0	1.0–2.0	895	$2,895	$3.23	16d	3	1.10mi
285 Plantation St Worcester, MA	2.0	1.0–1.5	987	$2,189	$2.22	16d	15	1.13mi
8 Ellsmere St Unit a Worcester, MA	3.0	2.0	1600	$2,400	$1.50	45d	1	1.19mi
21 Creston St Unit A Worcester, MA	3.0	1.5	2030	$2,800	$1.38	16d	1	1.28mi
92 Stanton St Unit 3 Worcester, MA	4.0	2.0	1400	$2,600	$1.86	25d	1	1.32mi
90 Stanton St Unit 2nd Worcester, MA	3.0	1.0	1300	$2,200	$1.69	16d	1	1.32mi
91 Stanton St Unit 3 Worcester, MA	2.0	1.0	1067	$2,000	$1.87	16d	1	1.34mi
10 Marshall St Unit 2 Worcester, MA	3.0	1.0	1300	$2,275	$1.75	25d	1	1.36mi
15 Ancona Rd Unit 1 Worcester, MA	3.0	1.0	1538	$2,999	$1.95	45d	1	1.39mi
119 Rodney St Unit 2 Worcester, MA	3.0	1.0	1100	$2,200	$2.00	45d	1	1.39mi
112 Rodney St Unit 1 Worcester, MA	3.0	1.0	1280	$2,000	$1.56	25d	1	1.42mi
586 Franklin St Unit 1 Worcester, MA	2.0	1.0	1116	$1,965	$1.76	45d	1	1.42mi
22 Wakefield St Unit 2 Worcester, MA	2.0	1.0	1280	$2,300	$1.80	16d	1	1.43mi
30 Denmark St Worcester, MA	4.0	2.0	1600	$3,300	$2.06	25d	1	1.47mi
4 Linda Cir Unit 1 Shrewsbury, MA	2.0	1.0	1300	$2,200	$1.69	45d	1	1.47mi
9 Brookdale St Unit 2 Worcester, MA	3.0	1.0	1210	$2,200	$1.82	23d	1	1.47mi

Listing history 12 events

1. 2026-06-22
   days on market $540,000 Active 17 DOM
2. 2026-06-18
   days on market $540,000 Active 14 DOM
3. 2026-06-17
   days on market $540,000 Active 13 DOM
4. 2026-06-16
   days on market $540,000 Active 12 DOM
5. 2026-06-15
   days on market $540,000 Active 11 DOM
6. 2026-06-14
   days on market $540,000 Active 9 DOM
7. 2026-06-10
   days on market $540,000 Active 6 DOM
8. 2026-06-09
   days on market $540,000 Active 5 DOM
9. 2026-06-08
   statusdays on market $540,000 Active 4 DOM
10. 2026-06-07
    days on market $540,000 New 3 DOM
11. 2026-06-05
    remarks 699-char remark
12. 2026-06-05
    listed $540,000 New 1 DOM

ⓘ 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: $5,901 · $492/mo
• Projected year-2 tax: $6,272 · $523/mo
• Expected delta: +$370/yr (+$31/mo · 6.3%)

ⓘ 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 4/10 Moderate 7 d/yr ≥94°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: $95,940
• − Mortgage interest: −$30,248
• − Property taxes: −$5,901
• − Insurance: −$2,700
• − Repairs & maintenance: −$7,675
• − Management: −$7,675
• − Depreciation: −$15,709
• Taxable income: $26,031
• Est. tax owed @ 24.0%: −$6,247
• After-tax cash flow: $26,962/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): 30,579
• Household income: $54,642
• Rent vs Own: 69.7% rent · 30.3% own
• Severe rent burden: 1991.0

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 0.68)
• Race & ethnicity: White 44% Hispanic / Latino 34% Two or more races 19% Black 13% Asian 5%
• Hispanic origin (detail): Puerto Rican 24% Dominican 5%
• Common ancestry: Lithuanian 4% Estonian 2% Romanian 2%
• Foreign-born: 23% · Canada, Vietnam, China
• Languages at home: 54% English-only · Spanish 27% Other Indo-European 5% Arabic 3%

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: ▼ -85.79%
• Current HPI: 314.391
• Rent YoY: ▲ 4.77%
• 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

+93.5% since first listed

10 events — show timeline

• 2026-06-04 Listed $540,000 MLS PIN
• 2025-08-03 Rental Removed $4,500 MLSPIN
• 2025-06-20 Listed for Rent $4,500 MLSPIN
• 2014-10-09 Sold (MLS) $260,000 MLS PIN
• 2014-07-21 Contingent — MLS PIN
• 2014-07-11 Price Changed $269,450 MLS PIN
• 2014-06-30 Price Changed $269,500 MLS PIN
• 2014-06-10 Price Changed $269,899 MLS PIN
• 2014-06-05 Price Changed $269,900 MLS PIN
• 2014-05-29 Listed $279,000 MLS PIN

Property tax history

+2.0%/yr

Latest (2023): $5,901 · +10.1% YoY. Source: county tax records.