45 Elm St · Webster, MA 01570

$800,000

6 bd · 3.0 ba · 3,316 sqft · MultiFamily public records · 19 Days on market

Built 1910 0.44 ac lot Est $600k · 33% 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).

• Appreciation +10.0/10.0
• Cash flow +9.3/30.0
• Livability +3.2/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• 1% rule +1.7/10.0
• ARV discount +0.0/15.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Excellent investment opportunity with strong income potential. This well maintained property features spacious living areas, hardwood flooring, solar panels, a large driveway accommodating up to seven vehicles, a full basement with laundry and storage, and a generous lot. Conveniently located near shopping, restaurants, schools, parks, and major routes. Ideal for investors or owner occupants seeking flexibility and long term value. Property is being sold as is, where is. Buyers and buyers' agents are responsible for conducting their own due diligence regarding zoning, permits, occupancy, use, dimensions, and all other property information.

Key facts

• Hardwood flooring
• Large driveway
• Generous lot

Tags

• HARDWOOD FLOORING
• SOLAR PANELS
• LARGE DRIVEWAY
• FULL BASEMENT
• GENEROUS LOT
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Property located at 45 Elm St, Webster MA 01570; Directions: GPS to 45 Elm St, Webster MA 01570
• HOA & community: Not a senior community

Exterior

• Parking: 1 garage space (covered); 7 open parking spaces; 8 total parking spaces; Paved driveway and off-street paved parking
• Utilities: Public water; Public sewer
• Home design: Multi-family property; 4 stories total; Solar energy generation
• Construction: Stone foundation; Year built recorded in public records (actual year not specified); Building area approximately 3,316 total
• Exterior features: Porch; Balcony; Cleared lot; Public road frontage

Interior

• Kitchen: Kitchen (general — specific appliances not provided)
• Bedrooms: Unit 1: 1 level; Unit 2: 1 level (leased); Unit 3: 1 level (leased); Unit 4: 1 level
• Flooring: Hardwood floors
• Bathrooms: 4 full bathrooms
• Interior features: Living room; Kitchen; Total of 15 rooms; Full unfinished concrete basement
• Laundry & utility: Washer hookup available

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/?-bath units multifamily listed at $800k.

Deal economics

• At list price, monthly cash flow is $-590 ($-7k/yr) — negative. Per door: $-197/mo.
• To cash-flow at today's rent, offer at most $696k (13.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $538k (32.8% below list).
• Recommended offer: $538k (32.8% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 3.2% in Webster — 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 65/100 on livability (#183 in MA) — a middle-class / working-renter tenant base. Strengths: health & safety A+, housing A; Watch: crime D-, amenities F, commute F.
• Webster (suburban): math 15% / reading 28% proficiency, ranked #286 of 302 in MA (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Park Avenue Elementary (math 21% / reading 35%, grade F, #689 of 938 statewide, top 74%, 737 students, 0% FRL); Webster Middle School (math 11% / reading 23%, grade F, #266 of 305 statewide, top 88%, 590 students, 0% FRL); Bartlett High School (math 32% / reading 42%, grade F, #238 of 343 statewide, top 71%, 365 students, 0% FRL) — zoned schools average 0% FRL vs 46% district-wide (46 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 42 active listings in the ZIP; 2,293 units permitted in Worcester County in 2024 (1,205 in 5+ unit buildings).
• At $5,379/mo this rent would consume 89% of the median local household income ($73k/yr) (locally 690% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $86k of equity ($6k loan paydown + $80k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$137k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($788k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 46% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $537,900 (32.8% 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. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is D 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.67% ✗
• Cap rate: 5.41%
• Cash-on-cash: -3.16%
• DSCR: 0.86
• GRM: 12.4

CMA / ARV

• ARV (on-the-fly): $600,196
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28 Mechanic St	0.29mi	6/2.0	3,243 (-2%)	19mo	$495,000	$153	63
29 Goddard St	0.38mi	6/3.0	3,045 (-8%)	8mo	$550,000	$181	62
69 Lake St	0.27mi	6/3.0	2,842 (-14%)	8mo	$500,000	$176	57
19 Park St	0.23mi	5/5.0 (-1)	3,023 (-9%)	10mo	$545,714	$181	53
41 Elm St	0.03mi	6/2.0	2,832 (-15%)	23mo	$520,000	$184	51
22 Negus St	0.22mi	6/5.0	3,670 (+11%)	20mo	$422,000	$115	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.0%
• Equity multiple: 2.78×
• Total profit: $397,773
• Equity at exit: $720,703

10-year hold

• IRR: 19.8%
• Equity multiple: 6.36×
• Total profit: $1,200,253
• Equity at exit: $1,554,224

Cash invested: $224,000 (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 01570

• Home prices YoY: 20.5%
• Active inventory: 42
• Price-to-rent: 37.2×

Monthly cashflow live

• Estimated rent: $5,379 high
• Mortgage (P&I): −$4,195
• Tax from tax record: −$311 /mo · $3,731/yr
• Insurance: −$333
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,130
• Net cashflow: $-590

Break-even live

Break-even rent $6,126

Max offer price $695,752

Occupancy floor —

Sensitivity live

Price	-10% $-137	-5% $-364	+0% $-590	+5% $-817	+10% $-1,043
Rent	-10% $-1,015	-5% $-803	+0% $-590	+5% $-378	+10% $-165
Rate	-1.0pp $-187	-0.5pp $-387	base $-590	+0.5pp $-797	+1.0pp $-1,008

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	—	$5,379
Total (3 units)			$5,379

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: $200,000
• Closing costs: $24,000
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-22
   days on market $800,000 Active 19 DOM
2. 2026-06-18
   days on market $800,000 Active 16 DOM
3. 2026-06-17
   days on market $800,000 Active 15 DOM
4. 2026-06-16
   days on market $800,000 Active 14 DOM
5. 2026-06-15
   days on market $800,000 Active 13 DOM
6. 2026-06-14
   days on market $800,000 Active 11 DOM
7. 2026-06-10
   days on market $800,000 Active 8 DOM
8. 2026-06-09
   days on market $800,000 Active 7 DOM
9. 2026-06-08
   days on market $800,000 Active 6 DOM
10. 2026-06-07
    statusdays on market $800,000 Active 5 DOM
11. 2026-06-05
    days on market $800,000 New 2 DOM
12. 2026-06-03
    remarks 647-char remark
13. 2026-06-03
    listed $800,000 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: $3,731 · $311/mo
• Projected year-2 tax: $6,786 · $565/mo
• Expected delta: +$3,054/yr (+$255/mo · 81.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 46% 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: $64,548
• − Mortgage interest: −$44,812
• − Property taxes: −$3,731
• − Insurance: −$4,000
• − Repairs & maintenance: −$5,164
• − Management: −$5,164
• − Depreciation: −$23,273
• Taxable loss: −$21,596
• Est. tax savings @ 24.0%: +$5,183
• After-tax cash flow: $-1,899/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: Webster
• NCES district ID: 2512240
• Math proficiency: 15% ▼ -10.00%
• Reading proficiency: 28% ▼ -3.00%
• Median HH income: $49,939
• Composite: 19.1/100
• National rank: #8837
• State rank: #286 of 302 in MA

Livability — Webster

• Score: 65/100
• State rank: #183
• US rank: #13047

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Webster, MA
• County: Worcester County · 487,911 people
• City population: 17,748
• Metro: Worcester, MA-CT
• Population (ZIP): 17,748
• Household income: $72,895
• Rent vs Own: 40.2% rent · 59.8% own
• Severe rent burden: 690.0

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: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 19% Two or more races 9% Black 5% Asian 2%
• Hispanic origin (detail): Puerto Rican 13% Cuban 1% Dominican 2%
• Common ancestry: Romanian 14% Lithuanian 12% Slovak 2%
• Foreign-born: 10% · Canada, China, Vietnam
• Languages at home: 80% English-only · Spanish 13% Russian/Polish/Slavic 3% Other Indo-European 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: ▲ 101.75%
• Current HPI: 598.587
• Rent YoY: —
• 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

1 event — show timeline

• 2026-06-01 Listed $800,000 MLS PIN

Property tax history

+3.5%/yr

Latest (2023): $3,731 · +0.3% YoY. Source: county tax records.