59 East Hoosac St · Adams, MA 01220

$209,900

4 bd · 2.0 ba · 1,772 sqft · MultiFamily public records · 18 Days on market

Built 1870 2.70 ac lot Est $195k · 8% over

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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 +28.2/30.0
• DSCR +10.0/10.0
• Appreciation +8.3/10.0
• 1% rule +7.9/10.0
• ARV discount +4.0/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Multi-family units

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

Listing remarks

Privacy, income, and space on 2.7 acres. This two family has an upstairs unit in good shape already generating solid rental income, and a first floor that needs work, priced accordingly. Collect rent while you renovate and turn it into a 2 or 3 bedroom unit on your own timeline. Separate heat and electric for each unit, commercial grade metal roof on the house and 3-car garage, enclosed porch with separate entrances to each unit, newer laminate flooring upstairs, and a deck out back that just needs some TLC. Multigenerational living, house hack, or straight investment, lots of ways to make this work. Hard to find this much land, privacy, and a 3-car garage at this price point in Berkshire C

Key facts

• 2.7 acres
• Separate heat
• First floor

Tags

• 2.7 ACRES
• UPSTAIRS UNIT
• FIRST FLOOR
• SEPARATE HEAT
• SEPARATE ENTRANCES
• NEWER LAMINATE FLOORING

Property features AI

Exterior

• Parking: 3-car garage
• Utilities: Circuit breaker electrical service; Public sewer
• Home design: Single-family style owner unit
• Construction: Metal roof; Total building area approximately 1772
• Exterior features: Property accessed via a private dirt drive; house located at the end of the road

Interior

• Kitchen: Cooktop; Range hood; Refrigerator
• Bedrooms: Owner unit with 2 bedrooms
• Flooring: Carpet; Laminate; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating present (Oil, Pellet, Propane)
• Interior features: Range hood; Open interior with electric heating available
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $210k.

Deal economics

• At list price, monthly cash flow is $663 ($8k/yr) — positive. Per door: $332/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Recommended offer: $207k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 3.7% in Adams — 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 71/100 on livability (#131 in MA) — a middle-class / working-renter tenant base. Strengths: health & safety A+, housing A, cost of living A-; Watch: amenities F, commute F, employment D-.
• Adams-Cheshire (rural): math 14% / reading 31% proficiency, ranked #285 of 302 in MA (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Hoosac Valley Elementary School (math 27% / reading 42%, grade F, #577 of 938 statewide, top 65%, 374 students, 0% FRL); Hoosac Valley Middle School (math 8% / reading 28%, grade F, #264 of 305 statewide, top 87%, 288 students, 0% FRL); Hoosac Valley High School (math 22% / reading 37%, grade F, #270 of 343 statewide, top 80%, 324 students, 0% FRL) — zoned schools average 0% FRL vs 36% district-wide (36 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 62 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 130 units permitted in Berkshire County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($1k loan paydown + $14k appreciation (6.7% local appreciation)).
• Berkshire County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.7% appreciation + 3.0% rent growth), your $59k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $162k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1870 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $206,751 (1.5% below list)

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 1870 — 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. 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?
6. 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.
7. 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.
8. 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: 1.29% ✓
• Cap rate: 10.08%
• Cash-on-cash: 13.54%
• DSCR: 1.60
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $194,920
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
45 East St	0.51mi	4/2.0	1,768 (-0%)	0mo	$270,000	$153	75
2 Meadow Ln	0.16mi	4/2.0	1,775 (+0%)	23mo	$195,000	$110	73
9 Anthony St	0.47mi	4/2.0	1,536 (-13%)	10mo	$112,500	$73	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.66% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.9%
• Equity multiple: 2.89×
• Total profit: $111,256
• Equity at exit: $140,851

10-year hold

• IRR: 25.7%
• Equity multiple: 5.98×
• Total profit: $292,420
• Equity at exit: $263,484

Cash invested: $58,772 (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 01220

• Home prices YoY: 2.3%
• Active inventory: 62
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $2,700 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$282 /mo · $3,380/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $663

Break-even live

Break-even rent $1,861

Max offer price $209,900

Occupancy floor 70%

Sensitivity live

Price	-10% $782	-5% $723	+0% $663	+5% $604	+10% $544
Rent	-10% $450	-5% $556	+0% $663	+5% $770	+10% $876
Rate	-1.0pp $769	-0.5pp $717	base $663	+0.5pp $609	+1.0pp $553

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,700
Total (2 units)			$2,700

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
98 Columbia St Adams, MA	4.0	1.5	1300	$1,800	$1.38	44d	1	0.62mi

Listing history 13 events

1. 2026-06-21
   days on market $209,900 Active 18 DOM
2. 2026-06-18
   days on market $209,900 Active 16 DOM
3. 2026-06-17
   days on market $209,900 Active 15 DOM
4. 2026-06-16
   days on market $209,900 Active 14 DOM
5. 2026-06-15
   days on market $209,900 Active 13 DOM
6. 2026-06-13
   days on market $209,900 Active 11 DOM
7. 2026-06-12
   days on market $209,900 Active 10 DOM
8. 2026-06-09
   days on market $209,900 Active 7 DOM
9. 2026-06-08
   days on market $209,900 Active 6 DOM
10. 2026-06-07
    days on market $209,900 Active 5 DOM
11. 2026-06-07
    days on market $209,900 Active 4 DOM
12. 2026-06-03
    remarks 699-char remark
13. 2026-06-03
    listed $209,900 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: $3,380 · $282/mo
• Projected year-2 tax: $3,380 · $282/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $32,400
• − Mortgage interest: −$11,758
• − Property taxes: −$3,380
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,592
• − Management: −$2,592
• − Depreciation: −$6,106
• Taxable income: $4,923
• Est. tax owed @ 24.0%: −$1,181
• After-tax cash flow: $6,776/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: Adams-Cheshire
• NCES district ID: 2501780
• Math proficiency: 14% ▼ -13.00%
• Reading proficiency: 31% ▼ -4.00%
• Median HH income: $45,956
• Composite: 19.53/100
• National rank: #8765
• State rank: #285 of 302 in MA

Livability — Adams

• Score: 71/100
• State rank: #131
• US rank: #7262

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Adams, MA
• City population: 8,106
• Population (ZIP): 8,106

Population outlook (Berkshire County) Hauer SSP2

• Today (2025): 119,723 people
• By 2030: 114,608 · -4.3%
• By 2040: 102,806 · -14.1%
• By 2050: 91,305 · -23.7%
• By 2075: 71,517 · -40.3%
• By 2100: 57,988 · -51.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 18% Lithuanian 16% Slovak 1%
• Foreign-born: 2% · Vietnam
• Languages at home: 96% English-only · Spanish 2% Russian/Polish/Slavic 2% Vietnamese 1%

Political lean MEDSL · Berkshire

• 2024 margin: Solid D (+39.9) · D 68.9% · R 29.0% · Other 2.1%
• 2008→2024 swing: -12.5pp toward R · 2008: 52.4pp · 2024: 39.9pp
• All cycles: 2024: D+39.9 2020: D+47.1 2016: D+41.5 2012: D+53.7 2008: D+52.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.66%
• Current HPI: 295.6616
• Rent YoY: —
• Metro: —
• 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

+29.6% since first listed

6 events — show timeline

• 2026-06-02 Listed $209,900 BCMLS
• 2025-10-31 Listing Removed — BCMLS
• 2025-09-02 Price Changed $225,000 BCMLS
• 2025-06-21 Price Changed $227,900 BCMLS
• 2025-05-30 Listed $233,900 BCMLS
• 2022-05-25 Sold (Public Records) $162,000 Public Records

Property tax history

+3.1%/yr

Latest (2023): $3,380 · +2.0% YoY. Source: county tax records.