18 Leon St · Webster, MA 06277

$369,900

4 bd · 1.0 ba · 1,352 sqft · SingleFamily public records · 73 Days on market

Built 1963 10,018 sqft lot $274/sqft · 12% below area Est $406k · 9% 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).

• Cash flow +11.9/30.0
• ARV discount +11.5/15.0
• DSCR +3.5/10.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step inside to find hardwood floors throughout, creating a warm and cohesive feel across the home. The updated bathroom and kitchen adds a fresh, modern touch, while the functional layout provides flexibility for family living, guests or a home office. Major improvements have already been taken care of, including a brand-new gas forced air heating system offering an easy conversion to add central air for year-round comfort.The seller removed the hot water baseboard oil system and replaced with the gas forced air heat so he would have the ability to add central air if he wanted to in the future. A new septic system installed in 2023 offers peace of mind for years to come. Outside, enjoy a spacious fenced-in-yard perfect for pets, entertaining or relaxing in privacy. The large back deck extends your living space outdoors and is ideal for gathering, grilling or quiet evenings. Conveniently located close to the MA line with easy access to I-395, this home is perfect for commuters while still offering a peaceful residential setting. Don't miss this opportunity to own the well-updated ranch in a highly accessible location, SHORT SALE

Key facts

• Gas heating system
• Fenced-in-yard
• New septic system

Tags

• HARDWOOD FLOORS
• UPDATED BATHROOM
• GAS HEATING SYSTEM
• CENTRAL AIR
• NEW SEPTIC SYSTEM
• FENCED-IN-YARD

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $370k.

Deal economics

• At list price, monthly cash flow is $-94 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $353k (4.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $290k (21.7% below list).
• Recommended offer: $290k (21.7% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: schools D-, crime D-, amenities F.
• Thompson School District (suburban): math 22% / reading 38% proficiency, ranked #124 of 153 in CT (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 comparable units currently listed for rent nearby; 149 units permitted in Northeastern Connecticut Planning Region in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($348k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y ago; this cycle's ask has dropped $60k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 53% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $289,500 (21.7% 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 73 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 0.78% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.09%
• DSCR: 0.95
• GRM: 10.6

CMA / ARV

• ARV (median comp): $406,098
• List price: $369,900
• Delta: -8.91%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41 Elaine St	0.12mi	3/1.0 (-1)	1,304 (-4%)	12mo	$374,900	$288	73
10 June Ave	0.19mi	3/1.5 (-1)	1,372 (+2%)	13mo	$350,000	$255	70
25 Elaine St	0.05mi	3/1.5 (-1)	1,512 (+12%)	12mo	$370,000	$245	61
14 Colonial Rd	0.43mi	3/1.5 (-1)	1,248 (-8%)	6mo	$399,900	$320	55
7 Colonial Rd	0.31mi	3/2.0 (-1)	1,288 (-5%)	21mo	$380,000	$295	51
51 Becola Rd	0.46mi	3/2.0 (-1)	1,180 (-13%)	7mo	$565,000	$479	42
103 Lakeside Ave	0.65mi	3/2.0 (-1)	1,215 (-10%)	8mo	$575,000	$473	37
15 Oakwood Dr	0.61mi	3/2.0 (-1)	1,518 (+12%)	7mo	$380,000	$250	36

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: -18.1%
• Equity multiple: 0.36×
• Total profit: $-66,003
• Equity at exit: $55,153

10-year hold

• IRR: -10.4%
• Equity multiple: 0.37×
• Total profit: $-65,460
• Equity at exit: $31,982

Cash invested: $103,572 (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 06277

• Home prices YoY: -17.4%
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,895 medium
• Mortgage (P&I): −$1,940
• Tax from tax record: −$287 /mo · $3,448/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$608
• Net cashflow: $-94

Break-even live

Break-even rent $3,014

Max offer price $353,258

Occupancy floor 98%

Sensitivity live

Price	-10% $115	-5% $10	+0% $-94	+5% $-199	+10% $-304
Rent	-10% $-323	-5% $-209	+0% $-94	+5% $20	+10% $135
Rate	-1.0pp $92	-0.5pp $0	base $-94	+0.5pp $-190	+1.0pp $-288

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: $92,475
• Closing costs: $11,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
52 Point Pleasant Rd Unit 52 Webster, MA	3.0	2.5	1460	$2,895	$1.98	44d	1	1.02mi

Listing history 31 events

1. 2026-06-18
   days on market $369,900 Active 73 DOM
2. 2026-06-17
   price $369,900 Active 72 DOM
3. 2026-06-17
   days on market $389,900 Active 72 DOM
4. 2026-06-16
   days on market $389,900 Active 71 DOM
5. 2026-06-15
   days on market $389,900 Active 70 DOM
6. 2026-06-14
   days on market $389,900 Active 68 DOM
7. 2026-06-13
   days on market $389,900 Active 67 DOM
8. 2026-06-10
   days on market $389,900 Active 65 DOM
9. 2026-06-09
   days on market $389,900 Active 64 DOM
10. 2026-06-08
    days on market $389,900 Active 63 DOM
11. 2026-06-07
    days on market $389,900 Active 62 DOM
12. 2026-06-05
    pricedays on market $389,900 Active 59 DOM
13. 2026-06-03
    days on market $399,900 Active 58 DOM
14. 2026-06-02
    days on market $399,900 Active 57 DOM
15. 2026-06-01
    days on market $399,900 Active 56 DOM
16. 2026-05-31
    days on market $399,900 Active 55 DOM
17. 2026-05-31
    days on market $399,900 Active 54 DOM
18. 2026-05-04
    price $399,900 1145-char remark

    Show marketing remark (1145 chars)

    Step inside to find hardwood floors throughout, creating a warm and cohesive feel across the home. The updated bathroom and kitchen adds a fresh, modern touch, while the functional layout provides flexibility for family living, guests or a home office. Major improvements have already been taken care of, including a brand-new gas forced air heating system offering an easy conversion to add central air for year-round comfort.The seller removed the hot water baseboard oil system and replaced with the gas forced air heat so he would have the ability to add central air if he wanted to in the future. A new septic system installed in 2023 offers peace of mind for years to come. Outside, enjoy a spacious fenced-in-yard perfect for pets, entertaining or relaxing in privacy. The large back deck extends your living space outdoors and is ideal for gathering, grilling or quiet evenings. Conveniently located close to the MA line with easy access to I-395, this home is perfect for commuters while still offering a peaceful residential setting. Don't miss this opportunity to own the well-updated ranch in a highly accessible location, SHORT SALE

19. 2026-04-24
    price $419,900 1145-char remark

    Show marketing remark (1145 chars)

    Step inside to find hardwood floors throughout, creating a warm and cohesive feel across the home. The updated bathroom and kitchen adds a fresh, modern touch, while the functional layout provides flexibility for family living, guests or a home office. Major improvements have already been taken care of, including a brand-new gas forced air heating system offering an easy conversion to add central air for year-round comfort.The seller removed the hot water baseboard oil system and replaced with the gas forced air heat so he would have the ability to add central air if he wanted to in the future. A new septic system installed in 2023 offers peace of mind for years to come. Outside, enjoy a spacious fenced-in-yard perfect for pets, entertaining or relaxing in privacy. The large back deck extends your living space outdoors and is ideal for gathering, grilling or quiet evenings. Conveniently located close to the MA line with easy access to I-395, this home is perfect for commuters while still offering a peaceful residential setting. Don't miss this opportunity to own the well-updated ranch in a highly accessible location, SHORT SALE

20. 2026-04-04
    listed $429,900 Active 1145-char remark

    Show marketing remark (1145 chars)

    Step inside to find hardwood floors throughout, creating a warm and cohesive feel across the home. The updated bathroom and kitchen adds a fresh, modern touch, while the functional layout provides flexibility for family living, guests or a home office. Major improvements have already been taken care of, including a brand-new gas forced air heating system offering an easy conversion to add central air for year-round comfort.The seller removed the hot water baseboard oil system and replaced with the gas forced air heat so he would have the ability to add central air if he wanted to in the future. A new septic system installed in 2023 offers peace of mind for years to come. Outside, enjoy a spacious fenced-in-yard perfect for pets, entertaining or relaxing in privacy. The large back deck extends your living space outdoors and is ideal for gathering, grilling or quiet evenings. Conveniently located close to the MA line with easy access to I-395, this home is perfect for commuters while still offering a peaceful residential setting. Don't miss this opportunity to own the well-updated ranch in a highly accessible location, SHORT SALE

21. 2023-06-21
    soldstatus $380,000
22. 2023-06-16
    soldstatus $380,000 Sold 893-char remark

    Show marketing remark (893 chars)

    Welcome home to this charming Ranch home perfectly situated on a tranquil lot! Upon entering, you will be greeted by the bright & sunny living room with a large picture window & gleaming hardwood floor! Enjoy cooking in the eat in Kitchen where you will find plenty of cabinet space, beautiful tile backsplash, stainless steel appliances & access to the back deck – a great place to soak up the rays of sunshine. Down the hall is full bath & 3 spacious bedrooms all boast hardwood floors & ample closet space. The 4th bedroom has the washer/dryer hookups! With tons of outdoor living space, this home is ideal for entertaining & hosting BBQ’s! The fenced in yard also features a shed for you to store tools, lawnmower, yard games and more! Paved driveway & a 1 car garage completes the package! There is simply nothing to do besides move in & enjoy!

23. 2023-06-16
    soldstatus $380,000 Closed

    Show marketing remark (893 chars)

    Welcome home to this charming Ranch home perfectly situated on a tranquil lot! Upon entering, you will be greeted by the bright & sunny living room with a large picture window & gleaming hardwood floor! Enjoy cooking in the eat in Kitchen where you will find plenty of cabinet space, beautiful tile backsplash, stainless steel appliances & access to the back deck – a great place to soak up the rays of sunshine. Down the hall is full bath & 3 spacious bedrooms all boast hardwood floors & ample closet space. The 4th bedroom has the washer/dryer hookups! With tons of outdoor living space, this home is ideal for entertaining & hosting BBQ’s! The fenced in yard also features a shed for you to store tools, lawnmower, yard games and more! Paved driveway & a 1 car garage completes the package! There is simply nothing to do besides move in & enjoy!

24. 2023-05-16
    status Under Agreement 893-char remark

    Show marketing remark (893 chars)

    Welcome home to this charming Ranch home perfectly situated on a tranquil lot! Upon entering, you will be greeted by the bright & sunny living room with a large picture window & gleaming hardwood floor! Enjoy cooking in the eat in Kitchen where you will find plenty of cabinet space, beautiful tile backsplash, stainless steel appliances & access to the back deck – a great place to soak up the rays of sunshine. Down the hall is full bath & 3 spacious bedrooms all boast hardwood floors & ample closet space. The 4th bedroom has the washer/dryer hookups! With tons of outdoor living space, this home is ideal for entertaining & hosting BBQ’s! The fenced in yard also features a shed for you to store tools, lawnmower, yard games and more! Paved driveway & a 1 car garage completes the package! There is simply nothing to do besides move in & enjoy!

25. 2023-05-02
    historical Contingent 893-char remark

    Show marketing remark (893 chars)

    Welcome home to this charming Ranch home perfectly situated on a tranquil lot! Upon entering, you will be greeted by the bright & sunny living room with a large picture window & gleaming hardwood floor! Enjoy cooking in the eat in Kitchen where you will find plenty of cabinet space, beautiful tile backsplash, stainless steel appliances & access to the back deck – a great place to soak up the rays of sunshine. Down the hall is full bath & 3 spacious bedrooms all boast hardwood floors & ample closet space. The 4th bedroom has the washer/dryer hookups! With tons of outdoor living space, this home is ideal for entertaining & hosting BBQ’s! The fenced in yard also features a shed for you to store tools, lawnmower, yard games and more! Paved driveway & a 1 car garage completes the package! There is simply nothing to do besides move in & enjoy!

26. 2023-05-02
    status Under Contract

    Show marketing remark (893 chars)

    Welcome home to this charming Ranch home perfectly situated on a tranquil lot! Upon entering, you will be greeted by the bright & sunny living room with a large picture window & gleaming hardwood floor! Enjoy cooking in the eat in Kitchen where you will find plenty of cabinet space, beautiful tile backsplash, stainless steel appliances & access to the back deck – a great place to soak up the rays of sunshine. Down the hall is full bath & 3 spacious bedrooms all boast hardwood floors & ample closet space. The 4th bedroom has the washer/dryer hookups! With tons of outdoor living space, this home is ideal for entertaining & hosting BBQ’s! The fenced in yard also features a shed for you to store tools, lawnmower, yard games and more! Paved driveway & a 1 car garage completes the package! There is simply nothing to do besides move in & enjoy!

27. 2023-04-25
    listed $325,000 New 893-char remark

    Show marketing remark (893 chars)

    Welcome home to this charming Ranch home perfectly situated on a tranquil lot! Upon entering, you will be greeted by the bright & sunny living room with a large picture window & gleaming hardwood floor! Enjoy cooking in the eat in Kitchen where you will find plenty of cabinet space, beautiful tile backsplash, stainless steel appliances & access to the back deck – a great place to soak up the rays of sunshine. Down the hall is full bath & 3 spacious bedrooms all boast hardwood floors & ample closet space. The 4th bedroom has the washer/dryer hookups! With tons of outdoor living space, this home is ideal for entertaining & hosting BBQ’s! The fenced in yard also features a shed for you to store tools, lawnmower, yard games and more! Paved driveway & a 1 car garage completes the package! There is simply nothing to do besides move in & enjoy!

28. 2023-04-25
    listed $325,000 Active

    Show marketing remark (893 chars)

    Welcome home to this charming Ranch home perfectly situated on a tranquil lot! Upon entering, you will be greeted by the bright & sunny living room with a large picture window & gleaming hardwood floor! Enjoy cooking in the eat in Kitchen where you will find plenty of cabinet space, beautiful tile backsplash, stainless steel appliances & access to the back deck – a great place to soak up the rays of sunshine. Down the hall is full bath & 3 spacious bedrooms all boast hardwood floors & ample closet space. The 4th bedroom has the washer/dryer hookups! With tons of outdoor living space, this home is ideal for entertaining & hosting BBQ’s! The fenced in yard also features a shed for you to store tools, lawnmower, yard games and more! Paved driveway & a 1 car garage completes the package! There is simply nothing to do besides move in & enjoy!

29. 2002-01-25
    soldstatus $139,000
30. 2001-11-26
    historical
31. 2001-11-20
    listed $145,000

ⓘ 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: $3,448 · $287/mo
• Projected year-2 tax: $3,999 · $333/mo
• Expected delta: +$551/yr (+$46/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 53% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,740
• − Mortgage interest: −$20,720
• − Property taxes: −$3,448
• − Insurance: −$1,850
• − Repairs & maintenance: −$2,779
• − Management: −$2,779
• − Depreciation: −$10,761
• Taxable loss: −$7,597
• Est. tax savings @ 24.0%: +$1,823
• After-tax cash flow: $693/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: Thompson School District
• NCES district ID: 0904530
• Math proficiency: 22% ▼ -9.00%
• Reading proficiency: 38% ▼ -3.00%
• Median HH income: $66,009
• Composite: 27.67/100
• National rank: #6914
• State rank: #124 of 153 in CT

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

• City population: 17,748
• Population (ZIP): 4,023

Population outlook (Northeastern Connecticut County) Hauer SSP2

• By 2040: 104,160

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 11% Hispanic / Latino 10%
• Hispanic origin (detail): Puerto Rican 7%
• Common ancestry: Lithuanian 17% Romanian 14% Slovak 2%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 3%

Political lean MEDSL · Northeastern Connecticut

• 2024 margin: R (+15.4) · D 41.5% · R 57.0% · Other 1.5%
• All cycles: 2024: R+15.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.94%
• Current HPI: 232.8063
• 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

+175.8% since first listed

14 events — show timeline

• 2026-05-04 Price Changed $399,900 Smart MLS
• 2026-04-24 Price Changed $419,900 Smart MLS
• 2026-04-04 Listed $429,900 Smart MLS
• 2023-06-21 Sold (Public Records) $380,000 Public Records
• 2023-06-16 Sold (MLS) $380,000 Smart MLS
• 2023-06-16 Sold (MLS) $380,000 MLS PIN
• 2023-05-16 Pending — MLS PIN
• 2023-05-02 Contingent — MLS PIN
• 2023-05-02 Pending — Smart MLS
• 2023-04-25 Listed $325,000 Smart MLS
• 2023-04-25 Listed $325,000 MLS PIN
• 2002-01-25 Sold (MLS) $139,000 MLS PIN
• 2001-11-26 Listing Removed — MLS PIN
• 2001-11-20 Listed $145,000 MLS PIN

Property tax history

+2.1%/yr

Latest (2023): $3,448 · +3.9% YoY. Source: county tax records.