9 John's Dr · Westfield, MA 01085

$130,000

2 bd · 2.0 ba · 980 sqft · Manufactured · 19 Days on market

Built 1985 Fair condition Est $135k · at est. $461/mo HOA · 25% of rent

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Why this score? — see what drove the C- 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 +17.2/30.0
• ARV discount +9.2/15.0
• 1% rule +9.1/10.0
• DSCR +5.4/10.0
• Rent growth +4.1/5.0
• Livability +3.7/5.0
• Schools +3.3/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Almost NEW! 2 Bedroom 2 Full bath oversized mobile home with new roof, new flooring, new furnace, new hotwater heater! MOVE in Ready!! Located on a lovely oversized lot in Hampden Village! Buyer must be age 55 or older and is required to obtain park approval upon accepted offer. Inground oil tank and septic system are the responsibility of the park. Lot fee is 379.00

Key facts

• Open floor plan
• Enclosed porch
• 2 parking spots

Tags

• OPEN FLOOR PLAN
• ENCLOSED PORCH
• CLOSE TO AREA AMENITIES

Property features AI

Finance

• HOA & community: Homeowners association membership required; Association fee: $461; Community amenities include shopping, pool, and highway access; Not a senior community

Exterior

• Parking: Two off-street paved parking spaces; Has open parking
• Utilities: Public water; Private sewer; Electric with circuit breakers; Electric service available for electric range
• Home design: Mobile home; Beige exterior color
• Construction: Built (year reported by owner); Construction materials: see remarks
• Exterior features: Enclosed patio/porch; Gentle sloping lot; Public road frontage; Publicly maintained road

Interior

• Kitchen: Range; Dishwasher; Refrigerator
• Bedrooms: Master bedroom on the first floor; Second bedroom on the first floor
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms; First-floor bathroom with full bath and shower stall; Second first-floor bathroom with shower stall
• Heating & cooling: Central heating; Oil-fired heating
• Interior features: Five total rooms; Enclosed porch; Storage
• Laundry & utility: Laundry on the first floor

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $92 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 3.7% in Westfield — 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 73/100 on livability (#103 in MA) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A, crime A-; Watch: commute C-, cost of living C-, amenities F.
• Westfield (suburban): math 29% / reading 45% proficiency, ranked #216 of 302 in MA (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.5%/yr); 60 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 453 units permitted in Hampden County in 2024 (116 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Hampden County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 6.5% rent growth), your $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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 $60k; list at $130k implies a 116% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• Climate carrying-cost: moderate wind risk, 23% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $128,050 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 1.41% ✓
• Cap rate: 7.14%
• Cash-on-cash: 3.03%
• DSCR: 1.14
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $135,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28 1st Ave	0.17mi	2/1.5	980 (0%)	8mo	$120,000	$122	84
16 First Ave	0.25mi	2/1.0	980 (0%)	2mo	$130,000	$133	82
16 Second Ave	0.27mi	2/1.0	980 (0%)	5mo	$131,000	$134	80
21 Second Ave	0.21mi	2/1.0	980 (0%)	11mo	$140,000	$143	77
68 Warfield Dr	0.41mi	2/1.0	980 (0%)	1mo	$135,000	$138	76
10 Fourth Ave	0.34mi	2/2.0	980 (0%)	11mo	$140,500	$143	75
7 Fourth Ave	0.34mi	2/1.0	980 (0%)	8mo	$135,000	$138	74
2 Second Ave	0.33mi	2/1.0	980 (0%)	10mo	$135,000	$138	72
16 Fourth Ave	0.30mi	2/1.0	980 (0%)	15mo	$125,000	$128	70
42 Warfield Dr	0.35mi	2/1.0	1,022 (+4%)	5mo	$141,500	$138	68
50 Warfield	0.37mi	2/1.0	1,019 (+4%)	12mo	$165,000	$162	62
12 Carol Cir	0.35mi	2/1.5	864 (-12%)	11mo	$135,000	$156	53

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 · 6.46% rent growth · sell at horizon

5-year hold

• IRR: -5.8%
• Equity multiple: 0.77×
• Total profit: $-8,274
• Equity at exit: $19,383

10-year hold

• IRR: 9.0%
• Equity multiple: 1.85×
• Total profit: $30,768
• Equity at exit: $11,240

Cash invested: $36,400 (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 01085

• Rents YoY: 6.5%
• Active inventory: 60
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,837 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$461
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $92

Break-even live

Break-even rent $1,721

Max offer price $130,000

Occupancy floor 90%

Sensitivity live

Price	-10% $182	-5% $137	+0% $92	+5% $47	+10% $2
Rent	-10% $-53	-5% $19	+0% $92	+5% $165	+10% $237
Rate	-1.0pp $158	-0.5pp $125	base $92	+0.5pp $58	+1.0pp $24

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
919 Southampton Rd Westfield, MA	2.0	1.0	875	$1,695	$1.94	15d	3	1.41mi
100 Lockhouse Rd Westfield, MA	2.0	1.0	767	$1,775	$2.31	45d	1	1.47mi

HOA detail

• Monthly dues: $461 · $5,532/yr
• Likely covers: water

Listing history 12 events

1. 2026-06-21
   days on market $130,000 Active 19 DOM
2. 2026-06-18
   days on market $130,000 Active 16 DOM
3. 2026-06-17
   days on market $130,000 Active 15 DOM
4. 2026-06-16
   days on market $130,000 Active 14 DOM
5. 2026-06-15
   days on market $130,000 Active 13 DOM
6. 2026-06-14
   days on market $130,000 Active 11 DOM
7. 2026-06-10
   days on market $130,000 Active 8 DOM
8. 2026-06-09
   days on market $130,000 Active 7 DOM
9. 2026-06-08
   days on market $130,000 Active 6 DOM
10. 2026-06-07
    statusdays on market $130,000 Active 5 DOM
11. 2026-06-02
    remarks 699-char remark
12. 2026-06-02
    listed $130,000 New 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,047
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,764
• − Management: −$1,764
• − HOA: −$5,532
• − Depreciation: −$3,782
• Taxable loss: −$676
• Est. tax savings @ 24.0%: +$162
• After-tax cash flow: $1,267/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance, particularly in the kitchen and bath areas. Painting and structural repairs will significantly enhance its resale value.

Repairs flagged

• Major Exposed subfloor in kitchen and bath — Structural damage
• Major Missing cabinets and appliances in kitchen — Functionality compromised
• Major Exposed subfloor in bath — Structural damage

Value-add opportunities

• Resale Painting interior walls — Enhances curb appeal and interior aesthetics
• Resale Reinstalling cabinets and appliances in kitchen — Restores functionality and improves kitchen appearance
• Resale Rebuilding exposed subfloor in kitchen and bath — Restores structural integrity and prevents further damage

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed subfloor in kitchen and bath · Structural damage	Major	$15,000–50,000
Missing cabinets and appliances in kitchen · Functionality compromised	Major	$15,000–50,000
Exposed subfloor in bath · Structural damage	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Resale Painting interior walls — Enhances curb appeal and interior aesthetics ↑
• Resale Reinstalling cabinets and appliances in kitchen — Restores functionality and improves kitchen appearance ↑
• Resale Rebuilding exposed subfloor in kitchen and bath — Restores structural integrity and prevents further damage ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Westfield
• NCES district ID: 2512630
• Math proficiency: 29% ▼ -14.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $57,859
• Composite: 32.69/100
• National rank: #5648
• State rank: #216 of 302 in MA

Livability — Westfield

• Score: 73/100
• State rank: #103
• US rank: #5343

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westfield, MA
• County: Hampden County · 230,965 people
• City population: 41,102
• Metro: Springfield, MA
• Population (ZIP): 41,102
• Household income: $88,728
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 1029.0

Population outlook (Hampden County) Hauer SSP2

• Today (2025): 485,646 people
• By 2030: 491,517 · +1.2%
• By 2040: 500,539 · +3.1%
• By 2050: 508,827 · +4.8%
• By 2075: 539,167 · +11.0%
• By 2100: 545,698 · +12.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 10% Two or more races 6% Asian 4%
• Hispanic origin (detail): Puerto Rican 9%
• Common ancestry: Romanian 11% Lithuanian 9% Scotch-Irish 3%
• Foreign-born: 10% · Canada, China
• Languages at home: 84% English-only · Spanish 5% Russian/Polish/Slavic 5% Other Indo-European 3%

Political lean MEDSL · Hampden

• 2024 margin: Lean D (+8.9) · D 53.4% · R 44.5% · Other 2.1%
• 2008→2024 swing: -16.4pp toward R · 2008: 25.3pp · 2024: 8.9pp
• All cycles: 2024: D+8.9 2020: D+17.7 2016: D+16.0 2012: D+25.4 2008: D+25.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -297.65%
• Current HPI: 256.772
• Rent YoY: ▲ 6.46%
• Metro: Springfield, MA
• 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

+126.1% since first listed

3 events — show timeline

• 2026-06-02 Listed $130,000 MLS PIN
• 2017-11-29 Sold (MLS) $60,100 MLS PIN
• 2017-10-20 Listed $57,500 MLS PIN