126 Lakehurst Ave · Weymouth Town, MA 02189

$436,500

3 bd · 2.0 ba · 1,980 sqft · MultiFamily public records · 37 Days on market

Built 1923 9,773 sqft lot $220/sqft · 36% below area Est $680k · 36% under

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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 +25.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +6.6/10.0
• Livability +4.2/5.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Two-unit multifamily offering 3 total bedrooms, 2 full bathrooms, and approximately 1,980 square feet of living space. Strong opportunity for an owner-occupant or investor. The first-floor unit features 1 bedroom, 1 full bathroom, and an enclosed porch, while the second-floor unit offers 2 bedrooms and 1 full bathroom. Situated on a nice lot with a great side yard providing functional outdoor space. Additional features include a full basement for storage and off-street parking for at least 3 vehicles. Conveniently located near Whitmans Pond, local golf courses, restaurants, shopping, and other area amenities. Schedule your showing today.

Key facts

• Full basement
• Enclosed porch
• Large side yard

Tags

• ENCLOSED PORCH
• LARGE SIDE YARD
• FULL BASEMENT
• OFF-STREET PARKING
• CONVENIENT LOCATION

Property features AI

Finance

• HOA & community: Community features include access to public transportation, shopping, parks, golf, conservation areas, highway access, and public schools; Not a senior community

Exterior

• Parking: Four off-street parking spaces
• Utilities: Public water; Public sewer
• Home design: Multi-family property; Two stories; Yellow exterior
• Construction: Frame construction; Block foundation; Shingle roof; Built year per public records
• Exterior features: Covered patio/porch; Level lot; Public road frontage

Interior

• Flooring: Wood
• Bathrooms: Two full bathrooms
• Interior features: Seven total rooms; Full basement; Wood flooring; One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $436k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $436k).
• Recommended offer: $423k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 3.2% in Weymouth Town — 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 85/100 on livability (#11 in MA, #465 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: cost of living F.
• Weymouth (suburban): math 32% / reading 45% proficiency, ranked #205 of 302 in MA (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: William Seach (math 17% / reading 32%, grade F, #721 of 938 statewide, top 79%, 356 students, 0% FRL); Abigail Adams Middle School (math 31% / reading 43%); Weymouth High School (math 32% / reading 45%, grade F, #233 of 343 statewide, top 69%, 1,807 students, 0% FRL) — zoned schools average 0% FRL vs 26% district-wide (26 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-0.2%/yr); 19 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 958 units permitted in Norfolk County in 2024 (305 in 5+ unit buildings).
• At $5,048/mo this rent would consume 64% of the median local household income ($95k/yr) (locally 524% 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 $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.
• Norfolk County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($423k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 77% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $423,405 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.16% ✓
• Cap rate: 9.25%
• Cash-on-cash: 10.55%
• DSCR: 1.47
• GRM: 7.2

CMA / ARV

• ARV (median comp): $680,193
• List price: $436,500
• Delta: -35.83%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1035-1037 Pleasant St	0.61mi	4/2.0 (+1)	2,230 (+13%)	19mo	$795,000	$357	30

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -3.9%
• Equity multiple: 0.86×
• Total profit: $-17,083
• Equity at exit: $65,084

10-year hold

• IRR: 2.1%
• Equity multiple: 1.13×
• Total profit: $16,119
• Equity at exit: $37,741

Cash invested: $122,220 (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 02189

• Rents YoY: -0.2%
• Active inventory: 19
• Price-to-rent: 15.4×

Monthly cashflow live

• Estimated rent: $5,048 high
• Mortgage (P&I): −$2,289
• Tax from tax record: −$443 /mo · $5,311/yr
• Insurance: −$182
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,060
• Net cashflow: $1,074

Break-even live

Break-even rent $3,688

Max offer price $436,500

Occupancy floor 74%

Sensitivity live

Price	-10% $1,322	-5% $1,198	+0% $1,074	+5% $951	+10% $827
Rent	-10% $676	-5% $875	+0% $1,074	+5% $1,274	+10% $1,473
Rate	-1.0pp $1,294	-0.5pp $1,185	base $1,074	+0.5pp $961	+1.0pp $846

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

Units	Beds	Baths	Est. rent
1× unit	1	1	$2,360
1× unit	2	1	$2,688
Total (2 units)			$5,048

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: $109,125
• Closing costs: $13,095
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1325 Washington St Weymouth, MA	3.0	1.0–2.0	1008	$4,813	$4.77	0d	20	0.55mi
100 Queen Anne Dr Weymouth, MA	3.0	1.0–2.0	929	$3,505	$3.77	0d	18	0.69mi
200 Burkhall St #505 Weymouth, MA	2.0	2.0	1350	$2,800	$2.07	26d	1	0.79mi
38 Lake Shore Dr East Weymouth, MA	4.0	4.5	2056	$4,500	$2.19	45d	1	0.80mi
1 Gradient Ct Weymouth, MA	2.0	1.0–2.0	918	$3,345	$3.64	0d	21	0.88mi
80 Donald St Weymouth, MA	3.0	1.0–2.0	877	$4,001	$4.56	0d	32	0.98mi
655 Washington St Weymouth, MA	2.0	1.0–2.0	932	$3,225	$3.46	0d	10	1.03mi
89 Mill St #1 Weymouth, MA	3.0	2.0	1800	$3,300	$1.83	45d	1	1.45mi

Listing history 16 events

1. 2026-06-21
   days on market $436,500 Active 37 DOM
2. 2026-06-18
   days on market $436,500 Active 34 DOM
3. 2026-06-17
   days on market $436,500 Active 33 DOM
4. 2026-06-16
   days on market $436,500 Active 32 DOM
5. 2026-06-15
   days on market $436,500 Active 31 DOM
6. 2026-06-13
   days on market $436,500 Active 29 DOM
7. 2026-06-13
   days on market $436,500 Active 28 DOM
8. 2026-06-09
   days on market $436,500 Active 25 DOM
9. 2026-06-08
   days on market $436,500 Active 24 DOM
10. 2026-06-07
    days on market $436,500 Active 23 DOM
11. 2026-06-04
    days on market $436,500 Active 20 DOM
12. 2026-06-03
    days on market $436,500 Active 19 DOM
13. 2026-06-02
    days on market $436,500 Active 18 DOM
14. 2026-06-01
    days on market $436,500 Active 17 DOM
15. 2026-05-31
    days on market $436,500 Active 16 DOM
16. 2026-05-15
    listed $436,500 New 645-char remark

ⓘ 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: $5,311 · $443/mo
• Projected year-2 tax: $5,340 · $445/mo
• Expected delta: +$29/yr (+$2/mo · 0.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% 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: $60,576
• − Mortgage interest: −$24,451
• − Property taxes: −$5,311
• − Insurance: −$2,182
• − Repairs & maintenance: −$4,846
• − Management: −$4,846
• − Depreciation: −$12,698
• Taxable income: $6,241
• Est. tax owed @ 24.0%: −$1,498
• After-tax cash flow: $11,395/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: Weymouth
• NCES district ID: 2512840
• Math proficiency: 32% ▼ -12.00%
• Reading proficiency: 45% ▼ -5.00%
• Median HH income: $69,444
• Composite: 35.06/100
• National rank: #5032
• State rank: #205 of 302 in MA

Livability — Weymouth Town

• Score: 85/100
• State rank: #11
• US rank: #465

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Weymouth Town, MA
• County: Norfolk County · 644,082 people
• City population: 57,786
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 14,450
• Household income: $94,541
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 524.0

Population outlook (Norfolk County) Hauer SSP2

• Today (2025): 737,259 people
• By 2030: 755,213 · +2.4%
• By 2040: 786,961 · +6.7%
• By 2050: 813,019 · +10.3%
• By 2075: 861,214 · +16.8%
• By 2100: 845,063 · +14.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 9% Two or more races 6% Hispanic / Latino 5% Asian 5%
• Hispanic origin (detail): Puerto Rican 1% Cuban 1%
• Common ancestry: Lithuanian 3% Romanian 2% Estonian 1%
• Foreign-born: 12% · Canada, China, Vietnam
• Languages at home: 87% English-only · Other Indo-European 3% Spanish 3% French/Haitian/Cajun 2%

Political lean MEDSL · Norfolk

• 2024 margin: Strong D (+28.8) · D 63.3% · R 34.6% · Other 2.1%
• 2008→2024 swing: +10.2pp toward D · 2008: 18.5pp · 2024: 28.8pp
• All cycles: 2024: D+28.8 2020: D+36.3 2016: D+27.9 2012: D+16.1 2008: D+18.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -270.48%
• Current HPI: 303.3138
• Rent YoY: ▼ -0.23%
• 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

1 event — show timeline

• 2026-05-15 Listed $436,500 MLS PIN

Property tax history

+4.9%/yr

Latest (2023): $5,311 · +3.0% YoY. Source: county tax records.