2 Franklin St · Buckland, MA 01338

$279,000

7 bd · 3.0 ba · 3,584 sqft · MultiFamily public records · 38 Days on market

Built 1870 0.29 ac lot $78/sqft · 41% below area Est $473k · 41% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.5/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Investors take note. 3 unit multi-family located on the Buckland side of the village of Shelburne Falls. Easy walk to town. Fully rented, $2150 monthly income, separte utilities, garage nice yard. Handsome building being sold substantially less than assessed value.

Key facts

• 0.29 acre lot
• Garage
• Built 1870

Property features AI

Finance

• Other: Listing exclusions: 1 range and washer/dryer owned by tenant
• HOA & community: Community includes shopping, house of worship, private and public schools; Not a senior community

Exterior

• Parking: 1-car garage (covered); 5 additional open parking spaces; Total of 6 parking spaces; Off-street and common parking
• Utilities: Public water; Public sewer; Electric with circuit breakers; Individually metered electric; Electric range capability
• Home design: 3-family multifamily property; 4 total stories; Yellow exterior; Approximate year built (public records)
• Construction: Frame construction; Stone foundation; Shingle and slate roof; Lead paint: certified treated
• Exterior features: Porch (enclosed); Corner lot; Paved public road frontage; Publicly maintained road

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Multiple bedrooms across units (see unit layout)
• Flooring: Wood; Vinyl; Carpet; Varies by room
• Bathrooms: 3 full bathrooms
• Heating & cooling: Forced air; Oil heating; Baseboard heating; Property has heating
• Interior features: Ceiling fans; Pantry; Walk-in closets; Bathroom with tub and shower; Living room; Dining room; Kitchen; Total of 15 rooms
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $279k.

Deal economics

• At list price, monthly cash flow is $2k ($29k/yr) — positive. Per door: $810/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $279k).
• Recommended offer: $271k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade A — affects rentability + tenant quality, not the cash-flow math above.
• Mohawk Trail (rural): math 25% / reading 45% proficiency, ranked #235 of 302 in MA (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mohawk Trail Regional School (math 22% / reading 42%, grade F, #255 of 343 statewide, top 77%, 271 students, 0% FRL) — zoned schools average 0% FRL vs 29% district-wide (29 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 4 active listings in the ZIP; 89 units permitted in Franklin County in 2024 (22 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($2k loan paydown + $14k appreciation (5.0% local appreciation)).
• Franklin County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.0% appreciation + 3.0% rent growth), your $78k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $140k; list at $279k implies a 99% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $270,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1870 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.99% ✓
• Cap rate: 16.74%
• Cash-on-cash: 37.33%
• DSCR: 2.66
• GRM: 4.2

CMA / ARV

• ARV (median comp): $472,748
• List price: $279,000
• Delta: -40.98%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 - 107 Bridge St	0.39mi	6/4.0 (-1)	3,682 (+3%)	5mo	$525,000	$143	64

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

Projected returns pro-forma

5.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 46.0%
• Equity multiple: 3.81×
• Total profit: $219,899
• Equity at exit: $158,885

10-year hold

• IRR: 43.8%
• Equity multiple: 7.80×
• Total profit: $530,861
• Equity at exit: $274,860

Cash invested: $78,120 (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 01338

• Home prices YoY: 2.3%
• Active inventory: 4
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $5,550 medium
• Mortgage (P&I): −$1,463
• Tax from tax record: −$375 /mo · $4,503/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,166
• Net cashflow: $2,430

Break-even live

Break-even rent $2,474

Max offer price $279,000

Occupancy floor 51%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$5,550
Total (3 units)			$5,550

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $279,000 Active 38 DOM
2. 2026-06-17
   days on market $279,000 Active 37 DOM
3. 2026-06-16
   days on market $279,000 Active 36 DOM
4. 2026-06-15
   days on market $279,000 Active 35 DOM
5. 2026-06-14
   days on market $279,000 Active 33 DOM
6. 2026-06-10
   days on market $279,000 Active 30 DOM
7. 2026-06-09
   days on market $279,000 Active 29 DOM
8. 2026-06-08
   days on market $279,000 Active 28 DOM
9. 2026-06-07
   statusdays on market $279,000 Active 27 DOM
10. 2026-06-03
    days on market $279,000 Price Changed 23 DOM
11. 2026-06-02
    days on market $279,000 Price Changed 22 DOM
12. 2026-06-01
    remarks 699-char remark
13. 2026-06-01
    pricestatusdays on market $279,000 Price Changed 21 DOM
14. 2026-05-31
    days on market $299,000 Active 20 DOM
15. 2026-05-30
    statusdays on market $299,000 Active 19 DOM
16. 2026-05-11
    listed $299,000 New 939-char remark
17. 2009-05-12
    soldstatus $140,000 265-char remark

    Show marketing remark (265 chars)

    Investors take note. 3 unit multi-family located on the Buckland side of the village of Shelburne Falls. Easy walk to town. Fully rented, $2150 monthly income, separte utilities, garage nice yard. Handsome building being sold substantially less than assessed value.

18. 2009-05-11
    soldstatus $140,000
19. 2009-03-09
    listed $150,000 265-char remark

    Show marketing remark (265 chars)

    Investors take note. 3 unit multi-family located on the Buckland side of the village of Shelburne Falls. Easy walk to town. Fully rented, $2150 monthly income, separte utilities, garage nice yard. Handsome building being sold substantially less than assessed value.

20. 2003-02-28
    soldstatus $171,000

ⓘ 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: $4,503 · $375/mo
• Projected year-2 tax: $4,503 · $375/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 1/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥92°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $66,600
• − Mortgage interest: −$15,628
• − Property taxes: −$4,503
• − Insurance: −$1,395
• − Repairs & maintenance: −$5,328
• − Management: −$5,328
• − Depreciation: −$8,116
• Taxable income: $26,301
• Est. tax owed @ 24.0%: −$6,312
• After-tax cash flow: $22,846/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: Mohawk Trail
• NCES district ID: 2507990
• Math proficiency: 25% ▼ -15.00%
• Reading proficiency: 45% ▼ -7.00%
• Median HH income: $56,668
• Composite: 30.91/100
• National rank: #6114
• State rank: #235 of 302 in MA

Livability — Buckland

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Shelburne Falls, MA
• Population (ZIP): 79

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 68,566 people
• By 2030: 66,543 · -3.0%
• By 2040: 60,766 · -11.4%
• By 2050: 54,971 · -19.8%
• By 2075: 42,642 · -37.8%
• By 2100: 31,861 · -53.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 4%
• Common ancestry: Italian 33% Serbian 8% Lithuanian 6%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Franklin

• 2024 margin: Solid D (+37.8) · D 67.3% · R 29.6% · Other 3.1%
• 2008→2024 swing: -9.9pp toward R · 2008: 47.7pp · 2024: 37.8pp
• All cycles: 2024: D+37.8 2020: D+44.4 2016: D+37.0 2012: D+47.0 2008: D+47.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.05%
• Current HPI: 226.4349
• 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

+63.2% since first listed

8 events — show timeline

• 2026-06-01 Price Changed $279,000 MLS PIN
• 2026-05-26 Relisted — MLS PIN
• 2026-05-21 Contingent — MLS PIN
• 2026-05-11 Listed $299,000 MLS PIN
• 2009-05-12 Sold (MLS) $140,000 BCMLS
• 2009-05-11 Sold (Public Records) $140,000 Public Records
• 2009-03-09 Listed $150,000 BCMLS
• 2003-02-28 Sold (Public Records) $171,000 Public Records

Property tax history

+2.9%/yr

Latest (2023): $4,503 · +1.0% YoY. Source: county tax records.