80-82 Laurel St · Fitchburg, MA 01420

$549,000

5 bd · 4.0 ba · 2,295 sqft · MultiFamily public records · 31 Days on market

Built 1926 8,246 sqft lot Est $544k · at est.

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.1/15.0
• Livability +3.5/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

Three Family ideally located to commuter rail and bus routes. Short walk to downtown and Rivefront Park. Tenants in place. Plenty of parking. Excellent return for investor or owner occupied. Motivated Seller.

Key facts

• Strong rental demand
• Recent upgrades
• Easy maintenance

Tags

• OFF STREET PARKING
• VINYL SIDING
• RECENT UPGRADES
• FUNCTIONAL LAYOUT
• STRONG RENTAL DEMAND
• EASY MAINTENANCE

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Open parking for 6 vehicles; Paved driveway; Shared driveway; Off-street parking
• Utilities: Public water; Public sewer; 110-volt electric; Gas available for range
• Home design: 3-family property; 3 stories
• Construction: White exterior; Year built (public records)
• Exterior features: Shingle roof; Paved road access; 0.19-acre lot

Interior

• Kitchen: Range; Microwave; Refrigerator
• Flooring: Vinyl; Tile; Wood
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Natural gas heating; Pellet stove; Window air conditioning units
• Interior features: Lead paint certified treated; Living room; Kitchen; Total of 11 rooms

What this means for you Summary

Snapshot

• This is a 3 × 5-bed/4.0-bath units multifamily listed at $549k.

Deal economics

• At list price, monthly cash flow is $2k ($29k/yr) — positive. Per door: $811/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $549k).
• Recommended offer: $533k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 4.0% in Fitchburg — 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 69/100 on livability (#137 in MA) — a middle-class / working-renter tenant base. Strengths: housing A+, commute A-, health & safety B+; Watch: employment D+, crime D, amenities F.
• Fitchburg (suburban): math 15% / reading 30% proficiency, ranked #282 of 302 in MA (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Mckay Elementary School (math 13% / reading 24%, grade F, #805 of 938 statewide, top 86%, 727 students, 0% FRL); Arthur M Longsjo Middle School (math 11% / reading 22%, grade F, #271 of 305 statewide, top 89%, 588 students, 0% FRL); Fitchburg High (math 25% / reading 42%, grade F, #251 of 343 statewide, top 73%, 1,246 students, 0% FRL) — zoned schools average 0% FRL vs 64% district-wide (64 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.1%/yr); 89 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 2,293 units permitted in Worcester County in 2024 (1,205 in 5+ unit buildings).
• At $7,459/mo this rent would consume 123% of the median local household income ($73k/yr) (locally 1763% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 3.1% rent growth), your $154k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($533k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 33y 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 $55k; list at $549k implies a 898% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $532,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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 1926 — 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. 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.
9. 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.
10. 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: 1.36% ✓
• Cap rate: 11.61%
• Cash-on-cash: 18.99%
• DSCR: 1.84
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $543,915
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
44-46 Oliver St	0.27mi	5/4.0	2,430 (+6%)	1mo	$580,000	$239	77
82 Charles St	0.23mi	5/2.0	2,383 (+4%)	0mo	$310,000	$130	75
10 Payson St	0.09mi	6/3.0 (+1)	2,160 (-6%)	8mo	$525,000	$243	70
318 Charles St	0.46mi	5/3.0	2,348 (+2%)	2mo	$594,000	$253	69
133-137 Laurel St	0.11mi	6/2.0 (+1)	2,091 (-9%)	6mo	$505,000	$242	62
40 Orange St	0.64mi	5/2.0	2,312 (+1%)	1mo	$415,000	$179	60
26 Pratt Rd	0.64mi	6/3.0 (+1)	2,256 (-2%)	1mo	$665,000	$295	58
39-41 Cliff St	0.41mi	6/2.0 (+1)	2,472 (+8%)	2mo	$550,000	$222	53
173 Myrtle Ave	0.68mi	5/3.0	2,547 (+11%)	3mo	$571,000	$224	43
76 Heywood St	0.63mi	6/2.0 (+1)	2,532 (+10%)	1mo	$600,000	$237	40
22 Hawes St	0.59mi	6/2.0 (+1)	2,577 (+12%)	3mo	$480,000	$186	36
26 Lawrence St	0.69mi	4/2.0 (-1)	1,980 (-14%)	6mo	$365,000	$184	27

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 · 3.06% rent growth · sell at horizon

5-year hold

• IRR: 10.9%
• Equity multiple: 1.43×
• Total profit: $66,335
• Equity at exit: $81,858

10-year hold

• IRR: 20.0%
• Equity multiple: 2.68×
• Total profit: $258,746
• 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 01420

• Home prices YoY: -25.2%
• Rents YoY: 3.1%
• Active inventory: 89
• Price-to-rent: 18.4×

Monthly cashflow live

• Estimated rent: $7,459 medium
• Mortgage (P&I): −$2,879
• Tax from tax record: −$352 /mo · $4,226/yr
• Insurance: −$229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,566
• Net cashflow: $2,433

Break-even live

Break-even rent $4,380

Max offer price $549,000

Occupancy floor 62%

Sensitivity live

Price	-10% $2,743	-5% $2,588	+0% $2,433	+5% $2,277	+10% $2,122
Rent	-10% $1,843	-5% $2,138	+0% $2,433	+5% $2,727	+10% $3,022
Rate	-1.0pp $2,709	-0.5pp $2,572	base $2,433	+0.5pp $2,290	+1.0pp $2,146

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

Units	Beds	Baths	Est. rent
▸ 3× units	5	4	$7,458
Total (3 units)			$7,459

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: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
60 Congress St Unit 2 Fitchburg, MA	5.0	2.0	1670	$3,250	$1.95	15d	1	0.59mi
62 Lincoln St Unit 2 Fitchburg, MA	5.0	2.0	1776	$3,600	$2.03	15d	1	0.76mi
75 Beech St Unit 1 Fitchburg, MA	4.0	3.0	1800	$3,000	$1.67	15d	1	0.85mi

Listing history 26 events

1. 2026-06-21
   days on market $549,000 Active 31 DOM
2. 2026-06-18
   days on market $549,000 Active 28 DOM
3. 2026-06-17
   days on market $549,000 Active 27 DOM
4. 2026-06-16
   days on market $549,000 Active 26 DOM
5. 2026-06-15
   days on market $549,000 Active 25 DOM
6. 2026-06-14
   days on market $549,000 Active 23 DOM
7. 2026-06-10
   days on market $549,000 Active 20 DOM
8. 2026-06-09
   days on market $549,000 Active 19 DOM
9. 2026-06-08
   days on market $549,000 Active 18 DOM
10. 2026-06-07
    days on market $549,000 Active 17 DOM
11. 2026-06-03
    days on market $549,000 Active 13 DOM
12. 2026-06-02
    days on market $549,000 Active 12 DOM
13. 2026-06-01
    days on market $549,000 Active 11 DOM
14. 2026-05-31
    days on market $549,000 Active 10 DOM
15. 2026-05-31
    days on market $549,000 Active 9 DOM
16. 2026-05-21
    listed $549,000 New
17. 2011-12-30
    soldstatus $55,000 Sold 208-char remark

    Show marketing remark (208 chars)

    Three Family ideally located to commuter rail and bus routes. Short walk to downtown and Rivefront Park. Tenants in place. Plenty of parking. Excellent return for investor or owner occupied. Motivated Seller.

18. 2011-12-20
    historical Under Agreement 208-char remark

    Show marketing remark (208 chars)

    Three Family ideally located to commuter rail and bus routes. Short walk to downtown and Rivefront Park. Tenants in place. Plenty of parking. Excellent return for investor or owner occupied. Motivated Seller.

19. 2011-09-28
    price $89,900 Price Changed 208-char remark

    Show marketing remark (208 chars)

    Three Family ideally located to commuter rail and bus routes. Short walk to downtown and Rivefront Park. Tenants in place. Plenty of parking. Excellent return for investor or owner occupied. Motivated Seller.

20. 2011-08-30
    listed $99,900 New 208-char remark

    Show marketing remark (208 chars)

    Three Family ideally located to commuter rail and bus routes. Short walk to downtown and Rivefront Park. Tenants in place. Plenty of parking. Excellent return for investor or owner occupied. Motivated Seller.

21. 1997-01-03
    soldstatus $40,000
22. 1993-06-24
    soldstatus $25,000
23. 1993-06-23
    soldstatus $25,000 171-char remark

    Show marketing remark (171 chars)

    FANNIE MAE OWNED & FINANCED. IN NEED OF MUCH WORK AND RENOVATION. SOLD AS IS WHERE IS. RIGHT OF WAY/PARKING WITH NEIGHBOR. 1000 SELLING OFFICE BONUS. SUBJECT TO TITLE.

24. 1993-05-14
    historical 171-char remark

    Show marketing remark (171 chars)

    FANNIE MAE OWNED & FINANCED. IN NEED OF MUCH WORK AND RENOVATION. SOLD AS IS WHERE IS. RIGHT OF WAY/PARKING WITH NEIGHBOR. 1000 SELLING OFFICE BONUS. SUBJECT TO TITLE.

25. 1993-04-12
    listed $26,600 171-char remark

    Show marketing remark (171 chars)

    FANNIE MAE OWNED & FINANCED. IN NEED OF MUCH WORK AND RENOVATION. SOLD AS IS WHERE IS. RIGHT OF WAY/PARKING WITH NEIGHBOR. 1000 SELLING OFFICE BONUS. SUBJECT TO TITLE.

26. 1988-02-01
    soldstatus $140,000

ⓘ 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: $4,226 · $352/mo
• Projected year-2 tax: $5,489 · $457/mo
• Expected delta: +$1,263/yr (+$105/mo · 29.9%)

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

Climate risk First Street

• 🌡 Heat 4/10 Moderate
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $89,508
• − Mortgage interest: −$30,753
• − Property taxes: −$4,226
• − Insurance: −$2,745
• − Repairs & maintenance: −$7,161
• − Management: −$7,161
• − Depreciation: −$15,971
• Taxable income: $21,492
• Est. tax owed @ 24.0%: −$5,158
• After-tax cash flow: $24,034/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: Fitchburg
• NCES district ID: 2504890
• Math proficiency: 15% ▼ -14.00%
• Reading proficiency: 30% ▼ -7.00%
• Median HH income: $48,430
• Composite: 19.78/100
• National rank: #8705
• State rank: #282 of 302 in MA

Livability — Fitchburg

• Score: 69/100
• State rank: #137
• US rank: #8435

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fitchburg, MA
• County: Worcester County · 487,911 people
• City population: 41,839
• Metro: Worcester, MA-CT
• Population (ZIP): 41,839
• Household income: $72,780
• Rent vs Own: 45.8% rent · 54.2% own
• Severe rent burden: 1763.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 57% Hispanic / Latino 30% Two or more races 19% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 20% Dominican 2%
• Common ancestry: Lithuanian 8% Romanian 3% Slovak 1%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 71% English-only · Spanish 22% French/Haitian/Cajun 3% Other Indo-European 2%

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: ▼ -102.11%
• Current HPI: 303.1067
• Rent YoY: ▲ 3.06%
• 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

+292.1% since first listed

11 events — show timeline

• 2026-05-21 Listed $549,000 MLS PIN
• 2011-12-30 Sold (MLS) $55,000 MLS PIN
• 2011-12-20 Contingent — MLS PIN
• 2011-09-28 Price Changed $89,900 MLS PIN
• 2011-08-30 Listed $99,900 MLS PIN
• 1997-01-03 Sold (Public Records) $40,000 Public Records
• 1993-06-24 Sold (Public Records) $25,000 Public Records
• 1993-06-23 Sold (MLS) $25,000 MLS PIN
• 1993-05-14 Listing Removed — MLS PIN
• 1993-04-12 Listed $26,600 MLS PIN
• 1988-02-01 Sold (Public Records) $140,000 Public Records

Property tax history

+5.2%/yr

Latest (2022): $4,226 · -3.4% YoY. Source: county tax records.