595 Revere Beach Pkwy #22 · Revere, MA 02151

$274,990

1 bd · 1.0 ba · 744 sqft · Condo public records · 58 Days on market

Built 1976 $370/sqft · 19% below area Est $339k · 19% under $381/mo HOA · 16% of rent

---

Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +8.1/30.0
• 1% rule +3.6/10.0
• Livability +3.6/5.0
• Rent growth +3.0/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This oversized one-bedroom condo at Ambassador North Condominiums is ideal for both investors and owner-occupants. Conveniently located less than a mile from MBTA access at Beachmont Station (Blue Line), enjoy a commute to Downtown Boston in under 15 minutes. You’ll also love the proximity to shopping, dining, Revere Beach, and the exciting Suffolk Downs redevelopment. Situated on the second floor on the backside of the building away from the Parkway, of an elevator building, this unit offers a deeded parking space, private storage, and provides a path into ownership or investing to rent! With a little bit of love this unit will shine.

Key facts

• Deeded parking space
• Proximity to dining
• Mbta access

Tags

• MBTA ACCESS
• COMMUTE TO DOWNTOWN BOSTON
• PROXIMITY TO SHOPPING
• PROXIMITY TO DINING
• PROXIMITY TO REVERE BEACH
• DEEDED PARKING SPACE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $275k.

Deal economics

• At list price, monthly cash flow is $-268 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $228k (17.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (14.2% below list).
• Recommended offer: $228k (17.2% below list) — sets the bar for cash-flow.
• Cap rate 5.1% vs local median 3.4% in Revere — 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 72/100 on livability (#122 in MA) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+, employment B+; Watch: schools D+, crime D+, amenities F.
• Revere (suburban): math 19% / reading 37% proficiency, ranked #261 of 302 in MA (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.9%/yr); 104 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,207 units permitted in Suffolk County in 2024 (1,961 in 5+ unit buildings).
• This rent runs 33% of the median local income ($87k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Suffolk County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 29y 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 $90k; list at $275k implies a 206% gain — meaningful room to come down on a strong offer.

Recommended offer $227,649 (17.2% 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. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.86% ✗
• Cap rate: 5.12%
• Cash-on-cash: -4.18%
• DSCR: 0.81
• GRM: 9.7

CMA / ARV

• ARV (median comp): $338,618
• List price: $274,990
• Delta: -18.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.91% rent growth · sell at horizon

5-year hold

• IRR: -24.6%
• Equity multiple: 0.17×
• Total profit: $-64,010
• Equity at exit: $41,002

10-year hold

• IRR: -24.0%
• Equity multiple: -0.13×
• Total profit: $-87,271
• Equity at exit: $23,776

Cash invested: $76,997 (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 02151

• Rents YoY: 1.9%
• Active inventory: 104
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,359 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$194 /mo · $2,329/yr
• Insurance: −$115
• HOA: −$381
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $-268

Break-even live

Break-even rent $2,698

Max offer price $227,649

Occupancy floor —

Sensitivity live

Price	-10% $-112	-5% $-190	+0% $-268	+5% $-346	+10% $-424
Rent	-10% $-454	-5% $-361	+0% $-268	+5% $-175	+10% $-82
Rate	-1.0pp $-130	-0.5pp $-198	base $-268	+0.5pp $-339	+1.0pp $-412

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: $68,748
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
595 Revere Beach Pkwy #26 Revere, MA	2.0	1.0	744	$2,200	$2.96	19d	1	0.01mi
220 Broadway Unit 1 Revere, MA	1.0	1.0	723	$2,300	$3.18	25d	1	0.41mi
250 Broadway Revere, MA	1.0–2.0	1.0–2.0	831	$2,695	$3.24	4d	6	0.43mi
20 Central Ave Unit C Revere, MA	1.0	1.0	750	$1,800	$2.40	45d	1	0.44mi
39 Arlington Ave Revere, MA	1.0	1.0	732	$2,200	$3.01	16d	1	0.50mi
39 Arlington Ave Unit 1 Revere, MA	1.0	1.0	732	$2,050	$2.80	19d	1	0.50mi
22 Centennial Ave Unit 2 Revere, MA	2.0	1.0	450	$2,300	$5.11	18d	1	0.54mi
38 Walnut Ave Apt 301 Revere, MA	1.0	1.0	556	$2,200	$3.96	45d	1	0.60mi
38 Walnut Ave Unit 102 Revere, MA	—	1.0	441	$1,900	$4.31	45d	1	0.60mi
13 Nahant Ave Revere, MA	2.0	1.0	444	$2,195	$4.94	3d	12	0.61mi
39 Louis St Unit 2 Chelsea, MA	1.0	1.0	500	$2,500	$5.00	16d	1	0.63mi
177 Shirley Ave Apt 201 Revere, MA	1.0	1.0	543	$2,250	$4.14	19d	1	0.68mi
1540 N Shore Rd Unit 205 Revere, MA	1.0	1.0	467	$2,200	$4.71	25d	1	0.70mi
133 Kimball Ave Unit 2 Revere, MA	2.0	1.0	750	$2,250	$3.00	45d	1	0.70mi
133 Kimball Ave Unit 1 Revere, MA	1.0	1.0	575	$1,950	$3.39	25d	1	0.70mi
1540 N Shore Rd Unit 102 Revere, MA	—	1.0	500	$1,900	$3.80	25d	1	0.70mi
9 Dehon St Revere, MA	2.0	1.0	690	$2,750	$3.99	45d	1	0.71mi
196 Shirley Ave Unit 10 Revere, MA	—	1.0	370	$1,850	$5.00	45d	1	0.71mi
1473 N Shore Rd Unit 101 Revere, MA	1.0	1.0	423	$2,150	$5.08	45d	1	0.74mi
205 Revere Beach Pkwy Revere, MA	2.0	1.0–2.0	795	$3,106	$3.91	0d	15	0.76mi
43 Bryant St #1 Revere, MA	1.0	1.0	400	$1,700	$4.25	45d	1	0.76mi
218 Garfield Ave Unit 1 Revere, MA	1.0	1.0	660	$2,000	$3.03	25d	1	0.77mi
1 Webster Ave Chelsea, MA	2.0	1.0–2.0	780	$2,578	$3.30	0d	8	0.80mi
100 Stockton St Chelsea, MA	2.0	1.0–2.0	787	$2,738	$3.48	0d	13	0.81mi
21 Revere Beach Blvd Revere, MA	2.0	1.0–2.0	762	$3,072	$4.03	0d	27	0.84mi
50 Salt St Revere, MA	2.0	1.0–2.0	764	$3,199	$4.18	0d	88	0.84mi
388 Ocean Ave Revere, MA	1.0–2.0	1.0–2.0	956	$1,725	$1.80	0d	14	0.92mi
65 McKinley St Revere, MA	1.0	1.0	700	$1,495	$2.14	19d	1	0.96mi
93 Bennington St Revere, MA	2.0	1.0–2.0	769	$3,172	$4.12	0d	5	0.97mi
93 Bennington St Revere, MA	2.0	1.0–2.0	757	$3,225	$4.26	45d	1	0.97mi
68 Shawmut St Unit 2 Revere, MA	2.0	1.0	700	$2,400	$3.43	19d	1	1.00mi
896 Broadway Unit 6 Revere, MA	2.0	1.0	700	$2,600	$3.71	45d	1	1.00mi
16 Shurtleff St Revere, MA	1.0	1.0	650	$1,995	$3.07	45d	1	1.01mi
282 Revere St Revere, MA	2.0	1.0	675	$2,000	$2.96	4d	1	1.01mi
500 Ocean Ave Revere, MA	2.0	1.0–2.0	784	$3,420	$4.36	0d	17	1.03mi
740 Winthrop Ave Unit 12 Revere, MA	2.0	1.0	700	$2,595	$3.71	45d	1	1.06mi
646 Ocean Ave Revere, MA	2.0	1.0–2.0	851	$3,468	$4.07	0d	95	1.10mi
17 Kingman Ave Unit B Revere, MA	2.0	1.0	700	$2,500	$3.57	0d	1	1.12mi
650 Ocean Ave Revere, MA	2.0	1.0–2.0	788	$2,835	$3.60	3d	14	1.15mi
656 Ocean Ave Revere, MA	2.0	1.0–2.0	1381	$5,334	$3.86	0d	17	1.21mi

HOA detail condo

• Monthly dues: $381 · $4,572/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-21
   days on market $274,990 Active 58 DOM
2. 2026-06-18
   days on market $274,990 Active 55 DOM
3. 2026-06-17
   days on market $274,990 Active 54 DOM
4. 2026-06-16
   days on market $274,990 Active 53 DOM
5. 2026-06-15
   days on market $274,990 Active 52 DOM
6. 2026-06-13
   days on market $274,990 Active 50 DOM
7. 2026-06-09
   days on market $274,990 Active 46 DOM
8. 2026-06-08
   days on market $274,990 Active 45 DOM
9. 2026-06-07
   days on market $274,990 Active 44 DOM
10. 2026-06-04
    days on market $274,990 Active 41 DOM
11. 2026-06-03
    days on market $274,990 Active 40 DOM
12. 2026-06-02
    days on market $274,990 Active 39 DOM
13. 2026-06-01
    days on market $274,990 Active 38 DOM
14. 2026-05-31
    days on market $274,990 Active 37 DOM
15. 2026-05-15
    status Back On Market 649-char remark

    Show marketing remark (649 chars)

    This oversized one-bedroom condo at Ambassador North Condominiums is ideal for both investors and owner-occupants. Conveniently located less than a mile from MBTA access at Beachmont Station (Blue Line), enjoy a commute to Downtown Boston in under 15 minutes. You’ll also love the proximity to shopping, dining, Revere Beach, and the exciting Suffolk Downs redevelopment. Situated on the second floor on the backside of the building away from the Parkway, of an elevator building, this unit offers a deeded parking space, private storage, and provides a path into ownership or investing to rent! With a little bit of love this unit will shine.

16. 2026-05-12
    status Under Agreement 649-char remark

    Show marketing remark (649 chars)

    This oversized one-bedroom condo at Ambassador North Condominiums is ideal for both investors and owner-occupants. Conveniently located less than a mile from MBTA access at Beachmont Station (Blue Line), enjoy a commute to Downtown Boston in under 15 minutes. You’ll also love the proximity to shopping, dining, Revere Beach, and the exciting Suffolk Downs redevelopment. Situated on the second floor on the backside of the building away from the Parkway, of an elevator building, this unit offers a deeded parking space, private storage, and provides a path into ownership or investing to rent! With a little bit of love this unit will shine.

17. 2026-04-28
    historical Contingent 649-char remark

    Show marketing remark (649 chars)

    This oversized one-bedroom condo at Ambassador North Condominiums is ideal for both investors and owner-occupants. Conveniently located less than a mile from MBTA access at Beachmont Station (Blue Line), enjoy a commute to Downtown Boston in under 15 minutes. You’ll also love the proximity to shopping, dining, Revere Beach, and the exciting Suffolk Downs redevelopment. Situated on the second floor on the backside of the building away from the Parkway, of an elevator building, this unit offers a deeded parking space, private storage, and provides a path into ownership or investing to rent! With a little bit of love this unit will shine.

18. 2026-04-21
    listed $274,990 New 649-char remark

    Show marketing remark (649 chars)

    This oversized one-bedroom condo at Ambassador North Condominiums is ideal for both investors and owner-occupants. Conveniently located less than a mile from MBTA access at Beachmont Station (Blue Line), enjoy a commute to Downtown Boston in under 15 minutes. You’ll also love the proximity to shopping, dining, Revere Beach, and the exciting Suffolk Downs redevelopment. Situated on the second floor on the backside of the building away from the Parkway, of an elevator building, this unit offers a deeded parking space, private storage, and provides a path into ownership or investing to rent! With a little bit of love this unit will shine.

19. 2008-03-31
    soldstatus $90,000 Sold 149-char remark

    Show marketing remark (149 chars)

    Bank owned. Priced below assessed value. Great location near the t, shopping, near the beach, minutes from Boston. Don't miss this great opportunity.

20. 2008-02-22
    historical 149-char remark

    Show marketing remark (149 chars)

    Bank owned. Priced below assessed value. Great location near the t, shopping, near the beach, minutes from Boston. Don't miss this great opportunity.

21. 2008-02-19
    listed $99,900 149-char remark

    Show marketing remark (149 chars)

    Bank owned. Priced below assessed value. Great location near the t, shopping, near the beach, minutes from Boston. Don't miss this great opportunity.

22. 1997-07-10
    soldstatus $55,000
23. 1997-07-10
    soldstatus $55,000
24. 1997-04-16
    historical
25. 1997-02-17
    listed $56,000

ⓘ 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: $2,329 · $194/mo
• Projected year-2 tax: $2,856 · $238/mo
• Expected delta: +$527/yr (+$44/mo · 22.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $28,310
• − Mortgage interest: −$15,404
• − Property taxes: −$2,329
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,265
• − Management: −$2,265
• − HOA: −$4,572
• − Depreciation: −$8,000
• Taxable loss: −$7,899
• Est. tax savings @ 24.0%: +$1,896
• After-tax cash flow: $-1,320/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: Revere
• NCES district ID: 2510050
• Math proficiency: 19% ▼ -25.00%
• Reading proficiency: 37% ▼ -11.00%
• Median HH income: $51,159
• Composite: 24.59/100
• National rank: #7637
• State rank: #261 of 302 in MA

Livability — Revere

• Score: 72/100
• State rank: #122
• US rank: #6460

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Revere, MA
• County: Suffolk County · 777,335 people
• City population: 60,012
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 60,012
• Household income: $86,969
• Rent vs Own: 54.4% rent · 45.6% own
• Severe rent burden: 3586.0

Population outlook (Suffolk County) Hauer SSP2

• Today (2025): 915,464 people
• By 2030: 983,798 · +7.5%
• By 2040: 1,119,602 · +22.3%
• By 2050: 1,255,187 · +37.1%
• By 2075: 1,534,434 · +67.6%
• By 2100: 1,748,505 · +91.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 48% Hispanic / Latino 39% Two or more races 21% Black 4% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Dominican 2%
• Common ancestry: Estonian 4% Romanian 2% Russian 2%
• Foreign-born: 44% · Canada, Jamaica, China
• Languages at home: 43% English-only · Spanish 35% Other Indo-European 11% Arabic 4%

Political lean MEDSL · Suffolk

• 2024 margin: Solid D (+52.5) · D 74.8% · R 22.4% · Other 2.8%
• 2008→2024 swing: -3.2pp toward R · 2008: 55.7pp · 2024: 52.5pp
• All cycles: 2024: D+52.5 2020: D+63.2 2016: D+63.0 2012: D+56.7 2008: D+55.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -285.62%
• Current HPI: 358.7286
• Rent YoY: ▲ 1.91%
• Metro: Boston-Cambridge-Newton, MA-NH
• 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

+391.1% since first listed

11 events — show timeline

• 2026-05-15 Relisted — MLS PIN
• 2026-05-12 Pending — MLS PIN
• 2026-04-28 Contingent — MLS PIN
• 2026-04-21 Listed $274,990 MLS PIN
• 2008-03-31 Sold (MLS) $90,000 MLS PIN
• 2008-02-22 Listing Removed — MLS PIN
• 2008-02-19 Listed $99,900 MLS PIN
• 1997-07-10 Sold (Public Records) $55,000 Public Records
• 1997-07-10 Sold (MLS) $55,000 MLS PIN
• 1997-04-16 Listing Removed — MLS PIN
• 1997-02-17 Listed $56,000 MLS PIN

Property tax history

+2.8%/yr

Latest (2023): $2,329 · -2.8% YoY. Source: county tax records.