2271 Main St · Warren, MA 01092

$265,000

4 bd · 1.0 ba · 1,232 sqft · SingleFamily public records · 37 Days on market

Built 1890 3,485 sqft lot $215/sqft · 5% below area Est $279k · 5% under

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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).

• Appreciation +10.0/10.0
• ARV discount +9.8/15.0
• Cash flow +8.5/30.0
• Schools +3.6/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +1.8/10.0

Listing remarks MLS

Brick Townhome - Move in Ready! End unit with larger fenced yard and plenty of parking space. Enter into spacious living room with new laminate wood flooring and custom built-ins. Circular floor plan to dining and kitchen. Plenty of extra storage and counter-space in kitchen with pantry and gas range. Sun porch off the kitchen leading to back yard. Four bedrooms with wood flooring located on second floor with full bath. Extra outdoor "shed" storage under sun porch. Enjoy the park and ball field down the street or follow the trail to the Quaboag River. New Forced Air Gas Furnace 2017. Replacement windows.

Key facts

• Brick exterior
• Natural light
• Updated flooring

Tags

• BRICK EXTERIOR
• FULLY FENCED YARD
• BUILT-IN SHELVING
• NATURAL LIGHT
• UPDATED FLOORING
• GENEROUS CABINET SPACE

Property features AI

Finance

• Other: Lot on a paved, publicly maintained road
• HOA & community: Neighborhood includes house of worship, public school access, and sidewalks; Not a senior community

Exterior

• Parking: Paved open parking with 2 spaces
• Utilities: Public water; Public sewer; 100 amp electric service; Gas available for range; Electric oven and electric dryer provisions
• Home design: Single family residence (attached); Above-grade finished living area approximately 1,232; Entry and living spaces on first floor; bedrooms on second floor
• Construction: Frame construction; Stone foundation; Shingle roof; Built (year per public records)
• Exterior features: Enclosed porch; Fenced yard; Fenced/Enclosed

Interior

• Kitchen: Laminate flooring; Pantry; Exterior access from kitchen; Stainless steel appliances; Gas stove; Range; Microwave; Refrigerator; Water heater
• Bedrooms: Master bedroom on second floor with hardwood flooring; Bedroom 2 on second floor with hardwood flooring; Bedroom 3 on second floor with hardwood flooring; Bedroom 4 on second floor with hardwood flooring
• Flooring: Hardwood; Wood; Laminate; Vinyl
• Bathrooms: One full bathroom on second floor with tub/shower and vinyl flooring
• Heating & cooling: Central heating (propane); Central air conditioning
• Interior features: Sun room; Seven total rooms
• Laundry & utility: Washer and dryer included; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-233 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (15.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (32.1% below list).
• Recommended offer: $180k (32.1% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 3.6% in Warren — 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 54/100 on livability (#243 in MA) — a working-class tenant base; expect higher turnover. Strengths: crime A, cost of living A, health & safety B+; Watch: amenities F, commute F, employment F.
• Quaboag Regional (rural): math 31% / reading 51% proficiency, ranked #196 of 302 in MA (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Quaboag Regional Middle Innovation School (math 27% / reading 52%, grade F, #148 of 305 statewide, top 49%, 203 students, 0% FRL); Quaboag Regional High (math 52% / reading 77%, grade B-, #110 of 343 statewide, top 34%, 354 students, 0% FRL) — zoned schools average 0% FRL vs 36% district-wide (36 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 2 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,293 units permitted in Worcester County in 2024 (1,205 in 5+ unit buildings).

Forward outlook

• In year one you build about $28k of equity ($2k loan paydown + $26k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($257k) 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 $120k; list at $265k implies a 121% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — 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 $180,000 (32.1% 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 37 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Built in 1890 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.68% ✗
• Cap rate: 5.24%
• Cash-on-cash: -3.76%
• DSCR: 0.83
• GRM: 12.3

CMA / ARV

• ARV (median comp): $279,410
• List price: $265,000
• Delta: -5.16%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
96 South St	0.27mi	3/1.0 (-1)	1,398 (+14%)	13mo	$364,900	$261	49

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: 21.6%
• Equity multiple: 2.74×
• Total profit: $129,435
• Equity at exit: $238,733

10-year hold

• IRR: 19.5%
• Equity multiple: 6.29×
• Total profit: $392,649
• Equity at exit: $514,837

Cash invested: $74,200 (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 01092

• Home prices YoY: 11.6%
• Active inventory: 2
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$154 /mo · $1,853/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $-233

Break-even live

Break-even rent $2,094

Max offer price $223,924

Occupancy floor —

Sensitivity live

Price	-10% $-83	-5% $-158	+0% $-233	+5% $-308	+10% $-383
Rent	-10% $-375	-5% $-304	+0% $-233	+5% $-161	+10% $-90
Rate	-1.0pp $-99	-0.5pp $-165	base $-233	+0.5pp $-301	+1.0pp $-371

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
38 A St Unit A Warren, MA	3.0	1.5	1320	$1,800	$1.36	15d	1	0.57mi

Listing history 24 events

1. 2026-06-22
   days on market $265,000 Active 37 DOM
2. 2026-06-18
   days on market $265,000 Active 34 DOM
3. 2026-06-17
   days on market $265,000 Active 33 DOM
4. 2026-06-16
   days on market $265,000 Active 32 DOM
5. 2026-06-15
   days on market $265,000 Active 31 DOM
6. 2026-06-14
   days on market $265,000 Active 29 DOM
7. 2026-06-13
   days on market $265,000 Active 28 DOM
8. 2026-06-10
   days on market $265,000 Active 26 DOM
9. 2026-06-09
   days on market $265,000 Active 25 DOM
10. 2026-06-08
    days on market $265,000 Active 24 DOM
11. 2026-06-07
    pricedays on market $265,000 Active 23 DOM
12. 2026-06-03
    days on market $270,000 Active 19 DOM
13. 2026-06-02
    days on market $270,000 Active 18 DOM
14. 2026-06-01
    days on market $270,000 Active 17 DOM
15. 2026-05-31
    days on market $270,000 Active 16 DOM
16. 2026-05-30
    days on market $270,000 Active 15 DOM
17. 2026-05-15
    listed $270,000 New 984-char remark
18. 2021-05-14
    soldstatus $120,000 Sold 622-char remark

    Show marketing remark (622 chars)

    Brick Townhome - Move in Ready! End unit with larger fenced yard and plenty of parking space. Enter into spacious living room with new laminate wood flooring and custom built-ins. Circular floor plan to dining and kitchen. Plenty of extra storage and counter-space in kitchen with pantry and gas range. Sun porch off the kitchen leading to back yard. Four bedrooms with wood flooring located on second floor with full bath. Extra outdoor "shed" storage under sun porch. Enjoy the park and ball field down the street or follow the trail to the Quaboag River. New Forced Air Gas Furnace 2017. Replacement windows.

19. 2021-04-29
    status Under Agreement 622-char remark

    Show marketing remark (622 chars)

    Brick Townhome - Move in Ready! End unit with larger fenced yard and plenty of parking space. Enter into spacious living room with new laminate wood flooring and custom built-ins. Circular floor plan to dining and kitchen. Plenty of extra storage and counter-space in kitchen with pantry and gas range. Sun porch off the kitchen leading to back yard. Four bedrooms with wood flooring located on second floor with full bath. Extra outdoor "shed" storage under sun porch. Enjoy the park and ball field down the street or follow the trail to the Quaboag River. New Forced Air Gas Furnace 2017. Replacement windows.

20. 2021-04-15
    historical Contingent 622-char remark

    Show marketing remark (622 chars)

    Brick Townhome - Move in Ready! End unit with larger fenced yard and plenty of parking space. Enter into spacious living room with new laminate wood flooring and custom built-ins. Circular floor plan to dining and kitchen. Plenty of extra storage and counter-space in kitchen with pantry and gas range. Sun porch off the kitchen leading to back yard. Four bedrooms with wood flooring located on second floor with full bath. Extra outdoor "shed" storage under sun porch. Enjoy the park and ball field down the street or follow the trail to the Quaboag River. New Forced Air Gas Furnace 2017. Replacement windows.

21. 2021-04-14
    listed $124,900 New 622-char remark

    Show marketing remark (622 chars)

    Brick Townhome - Move in Ready! End unit with larger fenced yard and plenty of parking space. Enter into spacious living room with new laminate wood flooring and custom built-ins. Circular floor plan to dining and kitchen. Plenty of extra storage and counter-space in kitchen with pantry and gas range. Sun porch off the kitchen leading to back yard. Four bedrooms with wood flooring located on second floor with full bath. Extra outdoor "shed" storage under sun porch. Enjoy the park and ball field down the street or follow the trail to the Quaboag River. New Forced Air Gas Furnace 2017. Replacement windows.

22. 2014-08-29
    soldstatus $94,000 Sold

    Show marketing remark (628 chars)

    Many updates in this Classical Row Home. Roof is 4 years old, windows 3 years old, water heater replaced in 2014, updated electrical panel and service to the house. One of the largest lots offered for plenty of outdoor play in fully fenced yard with ample parking. Open floor plan kitchen with pantry and generous counter and cabinet space. Large private back sun room with abundant sunlight and access to back yard. Seller's are offering this unique unit completely furnished for buyer's enjoyment. Low maintenance living of condo life without condo fee. At a 5% interest rate your mortgage could come in at under $700 a month.

23. 2014-07-24
    historical Contingent

    Show marketing remark (628 chars)

    Many updates in this Classical Row Home. Roof is 4 years old, windows 3 years old, water heater replaced in 2014, updated electrical panel and service to the house. One of the largest lots offered for plenty of outdoor play in fully fenced yard with ample parking. Open floor plan kitchen with pantry and generous counter and cabinet space. Large private back sun room with abundant sunlight and access to back yard. Seller's are offering this unique unit completely furnished for buyer's enjoyment. Low maintenance living of condo life without condo fee. At a 5% interest rate your mortgage could come in at under $700 a month.

24. 2014-07-07
    listed $89,900 New

    Show marketing remark (628 chars)

    Many updates in this Classical Row Home. Roof is 4 years old, windows 3 years old, water heater replaced in 2014, updated electrical panel and service to the house. One of the largest lots offered for plenty of outdoor play in fully fenced yard with ample parking. Open floor plan kitchen with pantry and generous counter and cabinet space. Large private back sun room with abundant sunlight and access to back yard. Seller's are offering this unique unit completely furnished for buyer's enjoyment. Low maintenance living of condo life without condo fee. At a 5% interest rate your mortgage could come in at under $700 a month.

ⓘ 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: $1,853 · $154/mo
• Projected year-2 tax: $2,556 · $213/mo
• Expected delta: +$703/yr (+$59/mo · 38.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,600
• − Mortgage interest: −$14,844
• − Property taxes: −$1,853
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$7,709
• Taxable loss: −$7,587
• Est. tax savings @ 24.0%: +$1,821
• After-tax cash flow: $-969/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: Quaboag Regional
• NCES district ID: 2512100
• Math proficiency: 31% ▼ -16.00%
• Reading proficiency: 51% ▼ -1.00%
• Median HH income: $56,059
• Composite: 35.83/100
• National rank: #4825
• State rank: #196 of 302 in MA

Livability — Warren

• Score: 54/100
• State rank: #243
• US rank: #24180

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Warren, MA
• City population: 2,746
• Population (ZIP): 1,123

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 (97%)
• Race & ethnicity: White 97% Black 3%
• Common ancestry: Romanian 15% Estonian 12% Lithuanian 5%
• Foreign-born: 28% · Canada
• Languages at home: 70% English-only · Other Indo-European 12% Arabic 12% French/Haitian/Cajun 6%

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: ▲ 19.92%
• Current HPI: 192.13
• 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

+194.8% since first listed

9 events — show timeline

• 2026-06-04 Price Changed $265,000 MLS PIN
• 2026-05-15 Listed $270,000 MLS PIN
• 2021-05-14 Sold (MLS) $120,000 MLS PIN
• 2021-04-29 Pending — MLS PIN
• 2021-04-15 Contingent — MLS PIN
• 2021-04-14 Listed $124,900 MLS PIN
• 2014-08-29 Sold (MLS) $94,000 MLS PIN
• 2014-07-24 Contingent — MLS PIN
• 2014-07-07 Listed $89,900 MLS PIN

Property tax history

+4.9%/yr

Latest (2023): $1,853 · +14.4% YoY. Source: county tax records.