102 Summer St · Athol, MA 01331

$299,900

4 bd · 2.0 ba · 2,242 sqft · MultiFamily public records · 29 Days on market

Built 1900 1.00 ac lot $134/sqft · at area comps Est $291k · at est.

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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 +8.1/10.0
• ARV discount +6.1/15.0
• Livability +3.7/5.0
• 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: 2 units. confirmed

Listing remarks MLS

GREAT PROPERTY WITH MANY OPTIONS. 1ST FLR HAS NEW KITCHEN, NEW DINING RM AND NEW FULL BATH. A NEW OFFICE SPACE CAN GO WITH EITHER 1ST OR 2ND FLOOR. POSSIBLY ENOUGH LAND FOR AN ADD'L BUILDING LOT. HOME COULD BE USED AS A SINGLE FAMILY.

Key facts

• Hardwood flooring
• 2 family home
• Accessible attic

Tags

• 2 FAMILY HOME
• SEPARATE ENTRYWAYS
• SPACIOUS DINING ROOM
• THREE SEASON PORCH
• HARDWOOD FLOORING
• ACCESSIBLE ATTIC

Property features AI

Finance

• Other: Property includes two units (each with one level); Unit 1 and Unit 2 are not leased; Total building area approximately 2,242
• HOA & community: Community offers access to public transportation, shopping, parks, walk/jog trails, medical facility, laundromat, conservation area, highway access, houses of worship, and public school

Exterior

• Parking: Paved off-street parking; Open parking for 6 vehicles
• Utilities: Public water; Public sewer; 100 amp electric service with circuit breakers; Electric hookups for range, oven, and dryer
• Home design: 2-family, up/down configuration; 2 stories
• Construction: Frame construction; Stone and brick/mortar foundation; Shingle roof; Tan exterior color; Built year: unknown/mixed
• Exterior features: Enclosed porch; Stone wall; Cleared, sloped lot; Paved public road frontage; Public maintained road

Interior

• Kitchen: Range; Dishwasher; Microwave; Refrigerator
• Flooring: Wood; Vinyl; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating (oil); Heating present; No central cooling
• Interior features: Total of 10 rooms; Bathroom with shower stall; Living room; Dining room; Kitchen; Storm door(s); Insulated windows; Internet available (broadband)
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $300k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $577/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $300k).
• Recommended offer: $295k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 4.0% in Athol — 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 74/100 on livability (#84 in MA, #4,383 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A-; Watch: employment D, schools F, amenities F.
• Athol-Royalston (town): math 22% / reading 33% proficiency, ranked #265 of 302 in MA (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 46 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $84k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y 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 $143k; list at $300k implies a 110% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $295,401 (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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.31% ✓
• Cap rate: 10.91%
• Cash-on-cash: 16.49%
• DSCR: 1.73
• GRM: 6.4

CMA / ARV

• ARV (median comp): $291,040
• List price: $299,900
• Delta: 3.04%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
42 Prospect St	0.70mi	4/2.0	2,082 (-7%)	3mo	$365,000	$175	53

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: 7.6%
• Equity multiple: 1.30×
• Total profit: $24,882
• Equity at exit: $44,716

10-year hold

• IRR: 16.9%
• Equity multiple: 2.38×
• Total profit: $116,244
• Equity at exit: $25,930

Cash invested: $83,972 (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 01331

• Home prices YoY: -9.9%
• Active inventory: 46
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $3,933 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$256 /mo · $3,066/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$826
• Net cashflow: $1,154

Break-even live

Break-even rent $2,472

Max offer price $299,900

Occupancy floor 66%

Sensitivity live

Price	-10% $1,324	-5% $1,239	+0% $1,154	+5% $1,069	+10% $984
Rent	-10% $843	-5% $999	+0% $1,154	+5% $1,309	+10% $1,465
Rate	-1.0pp $1,305	-0.5pp $1,230	base $1,154	+0.5pp $1,076	+1.0pp $997

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,932
Total (2 units)			$3,933

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
150 Green St Unit 1 Athol, MA	4.0	1.0	1500	$2,300	$1.53	14d	1	0.31mi
199 High St Unit 1 Athol, MA	3.0	1.0	1500	$2,100	$1.40	14d	1	0.41mi
551 Chestnut St #2 Athol, MA	3.0	1.0	2595	$2,200	$0.85	14d	1	0.77mi
73 Walnut St Unit 2 Athol, MA	3.0	1.0	1500	$1,900	$1.27	14d	1	1.23mi

Listing history 21 events

1. 2026-06-21
   statusdays on market $299,900 Under Agreement 29 DOM
2. 2026-06-18
   days on market $299,900 Active 28 DOM
3. 2026-06-17
   days on market $299,900 Active 27 DOM
4. 2026-06-16
   days on market $299,900 Active 26 DOM
5. 2026-06-15
   days on market $299,900 Active 25 DOM
6. 2026-06-13
   days on market $299,900 Active 23 DOM
7. 2026-06-12
   days on market $299,900 Active 22 DOM
8. 2026-06-09
   days on market $299,900 Active 19 DOM
9. 2026-06-08
   days on market $299,900 Active 18 DOM
10. 2026-06-07
    days on market $299,900 Active 17 DOM
11. 2026-06-07
    days on market $299,900 Active 16 DOM
12. 2026-06-04
    days on market $299,900 Active 13 DOM
13. 2026-06-02
    statusdays on market $299,900 Active 12 DOM
14. 2026-06-01
    days on market $299,900 Back On Market 11 DOM
15. 2026-05-31
    days on market $299,900 Back On Market 10 DOM
16. 2026-05-31
    days on market $299,900 Back On Market 9 DOM
17. 2026-05-12
    listed $299,900 New 916-char remark
18. 2002-10-29
    soldstatus $143,000 237-char remark

    Show marketing remark (237 chars)

    GREAT PROPERTY WITH MANY OPTIONS. 1ST FLR HAS NEW KITCHEN, NEW DINING RM AND NEW FULL BATH. A NEW OFFICE SPACE CAN GO WITH EITHER 1ST OR 2ND FLOOR. POSSIBLY ENOUGH LAND FOR AN ADD'L BUILDING LOT. HOME COULD BE USED AS A SINGLE FAMILY.

19. 2002-10-29
    soldstatus $143,000

    Show marketing remark (237 chars)

    GREAT PROPERTY WITH MANY OPTIONS. 1ST FLR HAS NEW KITCHEN, NEW DINING RM AND NEW FULL BATH. A NEW OFFICE SPACE CAN GO WITH EITHER 1ST OR 2ND FLOOR. POSSIBLY ENOUGH LAND FOR AN ADD'L BUILDING LOT. HOME COULD BE USED AS A SINGLE FAMILY.

20. 2002-09-05
    historical 237-char remark

    Show marketing remark (237 chars)

    GREAT PROPERTY WITH MANY OPTIONS. 1ST FLR HAS NEW KITCHEN, NEW DINING RM AND NEW FULL BATH. A NEW OFFICE SPACE CAN GO WITH EITHER 1ST OR 2ND FLOOR. POSSIBLY ENOUGH LAND FOR AN ADD'L BUILDING LOT. HOME COULD BE USED AS A SINGLE FAMILY.

21. 2002-06-01
    listed $142,000 237-char remark

    Show marketing remark (237 chars)

    GREAT PROPERTY WITH MANY OPTIONS. 1ST FLR HAS NEW KITCHEN, NEW DINING RM AND NEW FULL BATH. A NEW OFFICE SPACE CAN GO WITH EITHER 1ST OR 2ND FLOOR. POSSIBLY ENOUGH LAND FOR AN ADD'L BUILDING LOT. HOME COULD BE USED AS A SINGLE FAMILY.

ⓘ 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: $3,066 · $256/mo
• Projected year-2 tax: $3,377 · $281/mo
• Expected delta: +$311/yr (+$26/mo · 10.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $47,196
• − Mortgage interest: −$16,799
• − Property taxes: −$3,066
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,776
• − Management: −$3,776
• − Depreciation: −$8,724
• Taxable income: $9,556
• Est. tax owed @ 24.0%: −$2,293
• After-tax cash flow: $11,553/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: Athol-Royalston
• NCES district ID: 2502160
• Math proficiency: 22% ▼ -14.00%
• Reading proficiency: 33% ▼ -5.00%
• Median HH income: $49,570
• Composite: 24.05/100
• National rank: #7764
• State rank: #265 of 302 in MA

Livability — Athol

• Score: 74/100
• State rank: #84
• US rank: #4383

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Athol, MA
• Population (ZIP): 13,865

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 (89%)
• Race & ethnicity: White 89% Hispanic / Latino 5% Two or more races 4% Black 2%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Lithuanian 14% Romanian 6% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 2% French/Haitian/Cajun 2% German/W. Germanic 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: ▼ -37.02%
• Current HPI: 336.1238
• 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

+111.2% since first listed

7 events — show timeline

• 2026-05-29 Relisted — MLS PIN
• 2026-05-21 Pending — MLS PIN
• 2026-05-12 Listed $299,900 MLS PIN
• 2002-10-29 Sold (Public Records) $143,000 Public Records
• 2002-10-29 Sold (MLS) $143,000 MLS PIN
• 2002-09-05 Listing Removed — MLS PIN
• 2002-06-01 Listed $142,000 MLS PIN

Property tax history

+2.5%/yr

Latest (2023): $3,066 · +9.2% YoY. Source: county tax records.