19 Westminster St · Worcester, MA 01605

$685,000

6 bd · 3.0 ba · 1,560 sqft · MultiFamily public records · 1 Days on market

Built 1899

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.4/5.0
• Rent growth +3.7/5.0
• 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

Location, Location, Location .5 miles to UMass Memorial, .7 Miles to MCPHS, .9 miles to UMass Hahnemann, 1.3 Miles to St. Vincent's Hospital 1.8 Miles to Union Station, 2.1 Miles to Polar Park 2.1 Miles to UMass Chan Medical School. Completely redone 3 family, vacant and ready for owner occupant or investor. Brand new kitchens and baths, new appliances, flooring, walls ceilings. NEW. NEW NEW. OH Saturday and Sunday 11-1

Key facts

• Multi family home
• Cozy backyard space
• Spacious driveway

Tags

• MULTI FAMILY HOME
• NEWLY RENOVATED
• FULLY UPDATED KITCHENS
• FULLY UPDATED BATHROOMS
• SPACIOUS DRIVEWAY
• COZY BACKYARD SPACE

Property features AI

Exterior

• Home design: Built in 1899
• Construction: Original construction from 1899
• Exterior features: Located in the Bell Hill subdivision

What this means for you Summary

Snapshot

• This is a 3 × 4-bed/3.0-bath units multifamily listed at $685k.

Deal economics

• At list price, monthly cash flow is $4k ($51k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $685k).
• Cap rate 13.8% vs local median 4.1% in Worcester — 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 87/100 on livability (#9 in MA, #312 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+; Watch: schools C-, cost of living D.
• Worcester (urban): math 17% / reading 30% proficiency, ranked #280 of 302 in MA (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.8%/yr); 35 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,293 units permitted in Worcester County in 2024 (1,205 in 5+ unit buildings).
• At $10,912/mo this rent would consume 240% of the median local household income ($55k/yr) (locally 1991% 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 $5k of loan paydown is wiped out by about $21k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $192k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 27y 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 $580k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1899 — 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 $685,000

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 1899 — 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. 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.
6. 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.
7. 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: 1.59% ✓
• Cap rate: 13.76%
• Cash-on-cash: 26.67%
• DSCR: 2.19
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.77% rent growth · sell at horizon

5-year hold

• IRR: 22.4%
• Equity multiple: 1.94×
• Total profit: $180,181
• Equity at exit: $102,136

10-year hold

• IRR: 31.5%
• Equity multiple: 4.08×
• Total profit: $590,328
• Equity at exit: $59,226

Cash invested: $191,800 (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 01605

• Home prices YoY: -21.4%
• Rents YoY: 4.8%
• Active inventory: 35
• Price-to-rent: 15.7×

Monthly cashflow live

• Estimated rent: $10,912 medium
• Mortgage (P&I): −$3,592
• Tax from tax record: −$480 /mo · $5,766/yr
• Insurance: −$285
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,292
• Net cashflow: $4,262

Break-even live

Break-even rent $5,517

Max offer price $685,000

Occupancy floor 56%

Sensitivity live

Price	-10% $4,650	-5% $4,456	+0% $4,262	+5% $4,068	+10% $3,875
Rent	-10% $3,400	-5% $3,831	+0% $4,262	+5% $4,693	+10% $5,124
Rate	-1.0pp $4,607	-0.5pp $4,437	base $4,262	+0.5pp $4,085	+1.0pp $3,904

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

Units	Beds	Baths	Est. rent
▸ 3× units	4	3	$10,911
Total (3 units)			$10,912

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: $171,250
• Closing costs: $20,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30 Orne St Worcester, MA	5.0	1.0	1840	$3,150	$1.71	44d	1	0.21mi
48 Sever St Worcester, MA	5.0	2.0	2200	$4,500	$2.05	44d	1	1.12mi

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $685,000 Active 1 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: $5,766 · $480/mo
• Projected year-2 tax: $7,096 · $591/mo
• Expected delta: +$1,330/yr (+$111/mo · 23.1%)

ⓘ 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 4/10 Moderate 7 d/yr ≥94°F today · 15 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $130,944
• − Mortgage interest: −$38,371
• − Property taxes: −$5,766
• − Insurance: −$3,425
• − Repairs & maintenance: −$10,476
• − Management: −$10,476
• − Depreciation: −$19,927
• Taxable income: $42,504
• Est. tax owed @ 24.0%: −$10,201
• After-tax cash flow: $40,947/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: Worcester
• NCES district ID: 2513230
• Math proficiency: 17% ▼ -15.00%
• Reading proficiency: 30% ▼ -8.00%
• Median HH income: $45,063
• Composite: 20.3/100
• National rank: #8615
• State rank: #280 of 302 in MA

Livability — Worcester

• Score: 87/100
• State rank: #9
• US rank: #312

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Worcester, MA
• County: Worcester County · 487,911 people
• City population: 207,324
• Metro: Worcester, MA-CT
• Population (ZIP): 30,579
• Household income: $54,642
• Rent vs Own: 69.7% rent · 30.3% own
• Severe rent burden: 1991.0

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 0.68)
• Race & ethnicity: White 44% Hispanic / Latino 34% Two or more races 19% Black 13% Asian 5%
• Hispanic origin (detail): Puerto Rican 24% Dominican 5%
• Common ancestry: Lithuanian 4% Estonian 2% Romanian 2%
• Foreign-born: 23% · Canada, Vietnam, China
• Languages at home: 54% English-only · Spanish 27% Other Indo-European 5% Arabic 3%

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: ▼ -85.79%
• Current HPI: 314.391
• Rent YoY: ▲ 4.77%
• 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

+813.3% since first listed

16 events — show timeline

• 2026-06-18 Listed $685,000 FSBO.com
• 2022-11-08 Sold (MLS) $580,000 MLS PIN
• 2022-10-23 Pending — MLS PIN
• 2022-10-09 Contingent — MLS PIN
• 2022-09-27 Listed $575,000 MLS PIN
• 2010-12-19 Sold (MLS) $60,750 MLS PIN
• 2010-07-26 Listed — MLS PIN
• 2002-10-29 Sold (Public Records) $199,000 Public Records
• 2002-10-29 Sold (MLS) $199,000 MLS PIN
• 2002-08-02 Listing Removed — MLS PIN
• 2002-05-10 Listed $199,900 MLS PIN
• 1999-08-30 Sold (Public Records) $91,000 Public Records
• 1999-08-27 Sold (MLS) $91,000 MLS PIN
• 1999-08-09 Listing Removed — MLS PIN
• 1999-05-10 Listed $84,900 MLS PIN
• 1986-02-12 Sold (Public Records) $75,000 Public Records

Property tax history

+6.3%/yr

Latest (2023): $5,766 · +33.8% YoY. Source: county tax records.