2-8 Ross Ave · Ware, MA 01082

$549,000

12 bd · 4.0 ba · 4,930 sqft · MultiFamily public records · 8 Days on market

Built 1880 0.54 ac lot

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Why this score? — see what drove the C+ 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 +27.1/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Updated 4 unit row house with 3 bedroom & 1 Bath each unit Grossing $4400/month in rent . Vinyl Siding and replacement windows. Newer roof and Plywood. Lead Certs for all units. New water heaters. All New flooring and freshly painted. Large .5 acre lot.

Key facts

• Stable rental income
• Fully rented
• Immediate income

Tags

• TURNKEY MULTIFAMILY INVESTMENT
• IMMEDIATE INCOME
• STRONG CASH FLOW POTENTIAL
• FULLY RENTED
• STABLE RENTAL INCOME
• NUMEROUS CAPITAL IMPROVEMENTS

Property features AI

Finance

• Other: Building area approximately 4,930; Lot size approximately 0.54 acres; Located at 2-8 Ross Ave, Ware, MA; Active listing
• HOA & community: Not a senior community

Exterior

• Parking: Paved driveway; Open parking for 8 vehicles
• Utilities: Public water; Public sewer; Electric meters individually metered
• Home design: 4-family side-by-side building; Eight total stories; Renovated since original construction; Tan exterior
• Construction: Stone foundation; Lead paint certified/treated
• Exterior features: Deck; Corner lot

Interior

• Kitchen: Range; Refrigerator
• Flooring: Carpet
• Bathrooms: Four full bathrooms
• Heating & cooling: Forced air heating; Oil heating; Baseboard heating; Has heating
• Interior features: Ceiling fans; Lead paint certified/treated; Storage space; Bathrooms with shower stalls; Living room; Dining room; Kitchen

What this means for you Summary

Snapshot

• This is a 4 × 3-bed/1.0-bath units multifamily listed at $549k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive. Per door: $387/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $549k).
• Cap rate 9.7% vs local median 3.9% in Ware — 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 59/100 on livability (#227 in MA) — a working-class tenant base; expect higher turnover. Strengths: health & safety A+, housing A; Watch: schools D-, crime D-, amenities F.
• Ware (rural): math 21% / reading 37% proficiency, ranked #257 of 302 in MA (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 34 active listings in the ZIP; 349 units permitted in Hampshire County in 2024 (185 in 5+ unit buildings).

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.
• Hampshire County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $154k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 26y 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 $270k; list at $549k implies a 103% 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 $549,000

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 1880 — 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 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.17% ✓
• Cap rate: 9.68%
• Cash-on-cash: 12.08%
• DSCR: 1.54
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 1.6%
• Equity multiple: 1.06×
• Total profit: $9,556
• Equity at exit: $81,858

10-year hold

• IRR: 11.2%
• Equity multiple: 1.88×
• Total profit: $135,006
• Equity at exit: $47,467

Cash invested: $153,720 (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 01082

• Home prices YoY: -19.5%
• Active inventory: 34
• Price-to-rent: 28.4×

Monthly cashflow live

• Estimated rent: $6,433 high
• Mortgage (P&I): −$2,879
• Tax from tax record: −$426 /mo · $5,118/yr
• Insurance: −$229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,351
• Net cashflow: $1,548

Break-even live

Break-even rent $4,474

Max offer price $549,000

Occupancy floor 71%

Sensitivity live

Price	-10% $1,859	-5% $1,703	+0% $1,548	+5% $1,392	+10% $1,237
Rent	-10% $1,040	-5% $1,294	+0% $1,548	+5% $1,802	+10% $2,056
Rate	-1.0pp $1,824	-0.5pp $1,687	base $1,548	+0.5pp $1,406	+1.0pp $1,261

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

Units	Beds	Baths	Est. rent
▸ 4× units	3	1	$6,432
Total (4 units)			$6,433

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: $137,250
• Closing costs: $16,470
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $549,000 Active 8 DOM
2. 2026-06-17
   days on market $549,000 Active 7 DOM
3. 2026-06-16
   days on market $549,000 Active 6 DOM
4. 2026-06-15
   statusdays on market $549,000 Active 5 DOM
5. 2026-06-14
   days on market $549,000 New 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $549,000 New 2 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: $5,118 · $426/mo
• Projected year-2 tax: $5,935 · $495/mo
• Expected delta: +$817/yr (+$68/mo · 16.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥92°F today · 17 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $77,196
• − Mortgage interest: −$30,753
• − Property taxes: −$5,118
• − Insurance: −$2,745
• − Repairs & maintenance: −$6,176
• − Management: −$6,176
• − Depreciation: −$15,971
• Taxable income: $10,258
• Est. tax owed @ 24.0%: −$2,462
• After-tax cash flow: $16,112/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: Ware
• NCES district ID: 2512030
• Math proficiency: 21% ▼ -12.00%
• Reading proficiency: 37% ▼ -4.00%
• Median HH income: $49,410
• Composite: 25.26/100
• National rank: #7496
• State rank: #257 of 302 in MA

Livability — Ware

• Score: 59/100
• State rank: #227
• US rank: #20229

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ware, MA
• Population (ZIP): 10,418

Population outlook (Hampshire County) Hauer SSP2

• Today (2025): 166,577 people
• By 2030: 168,928 · +1.4%
• By 2040: 171,197 · +2.8%
• By 2050: 175,542 · +5.4%
• By 2075: 199,884 · +20.0%
• By 2100: 211,819 · +27.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 3% Black 3%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 16% Lithuanian 12% Slovak 5%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 3% Russian/Polish/Slavic 2% French/Haitian/Cajun 1%

Political lean MEDSL · Hampshire

• 2024 margin: Solid D (+41.9) · D 69.5% · R 27.6% · Other 2.9%
• 2008→2024 swing: -3.6pp toward R · 2008: 45.6pp · 2024: 41.9pp
• All cycles: 2024: D+41.9 2020: D+46.8 2016: D+39.5 2012: D+43.8 2008: D+45.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -64.52%
• Current HPI: 266.7262
• 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

+223.1% since first listed

9 events — show timeline

• 2026-06-10 Listed $549,000 MLS PIN
• 2019-10-01 Sold (MLS) $270,000 MLS PIN
• 2019-07-26 Listed $289,999 MLS PIN
• 2003-10-07 Sold (Public Records) $197,000 Public Records
• 2003-10-07 Sold (MLS) $197,000 MLS PIN
• 2003-05-03 Listed $196,500 MLS PIN
• 2001-03-27 Sold (Public Records) $160,000 Public Records
• 2001-03-26 Sold (MLS) $160,000 MLS PIN
• 2000-07-20 Listed $169,900 MLS PIN

Property tax history

+3.9%/yr

Latest (2023): $5,118 · +5.1% YoY. Source: county tax records.