Massachusetts MFR Investing

9 Replies

BP Community -

Just want to pick your brains on what's been working in the Massachusetts area in terms of MFR. Worcester is generally my go-to but it has been over saturated in terms of rentals as of late.


In full disclosure I don't own any MFRs but i have heard  Fitchburg and Lowell. Lynn and Malden were hot for a while but the price/rent ratio is not as good there. I am sure someone with firsthand experience will chime in. Good luck!

@Victor Eng  

Welcome. Brockton, Taunton, Fall River and New Bedford are good rental markets. Time to build the foundation below.

Two Great reads, I bought both J. Scott The Book on Flipping Houses,The Book on Estimating ReHab Costs

Locate and attend 3 different local REIA club meetings great place to meet people gather resources and info. Here you will meet wholesalers who provide deals and all the cash buyers (rehabbers) you will need. South of Boston there are meetings in Taunton, Rockland, Plymouth and Cape Cod.

You might consider Niche or Specialized Housing like student housing. Rents can be 2-4 times more. Remember you don't have to own a property to control it.

Download BP’s newest book here some good due diligence in Chapter 10. Real Estate Rewind Starting over

Good luck


Leominster is a good rental market.  Closed on a 6 unit 3 months ago, with a purchase price of $235k, with gross annual rent of almost $49k ($4050 month).  Just shy of the 2% rule at 1.7.  Disclosure:  Not my personal investment.  Purchased as an agent for an investor client.  Best of luck on your search.

@Paul Timmins what makes those rental markets good? How are vacancies in that Area if you don't mind sharing? Typical rents for a MF 3 bdrm?

Thanks for the replies all.

Hey @Victor Eng  , I invest in Lawrence and Haverhill. The typical rent for a 3 bedroom one bath ranges from 1,150 to 1250 if their in good condition and all the way down to 800 if their substandard. I bet everyone else would agree vacancies are at historic low right now, probably hovering around 3% in most areas but i wouldn't put that in your assumption when looking at the property.

Like @Robbie Reutzel  mentioned Lowell has some strong rental areas especially around U lowell. You can get higher rents if your property is located close to the university. 

@Victor Eng  

I don't own anything in MA yet, but I'm going to start looking in Fitchburg.  It has a college, decent pricing and I have some inside info through a family I know out there (10 kids grew up there :) ).

Bear in mind you have Casinos coming into Everett and Springfield.  There should be a bit of resurgence there in the near future.

There is an investment meeting in Reading tomorrow night.

@Aaron Montague  I missed that meeting in Reading yesterday, but I work super close to the area. What is that group called and do they meet regularly in the same spot?

Originally posted by @Victor Eng :

@Aaron Montague  I missed that meeting in Reading yesterday, but I work super close to the area. What is that group called and do they meet regularly in the same spot?

It is The Boston Investors Meetup.  It meets quarterly.  First time in this exact location but I think that is where it is for now, and if it moves it will be in the general area.  A couple times it has been on location at a finished rehab project but only if it is in that general area.  It is put on by @Justin Silverio  so get him your contact info and he will get you on the mailing list.

@Victor Eng  You're welcome to attend a future event.  If you want to get on my mailing list, PM me with your email address.

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