146 Beech St · Holyoke, MA 01040

$300,000

4 bd · 2.0 ba · 2,062 sqft · MultiFamily public records · 26 Days on market

Built 1885 3,189 sqft lot Est $330k · 9% under

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Why this score? — see what drove the D- 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).

• ARV discount +11.6/15.0
• Cash flow +10.6/30.0
• Livability +3.1/5.0
• DSCR +3.0/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

REPLACEMENT WINDOWS, SEPARATE GAS UTILITIES, CIRCUIT BREAKERS, OFF STREET PARKING. 2 BEDROOMS ON 1ST FLOOR, 3 BEDROOMS ON THE 2ND FLOOR PLUS EXTRA ROOMS ON THE 3RD. LET THE TENANTS PAY YOUR MORTGAGE.

Key facts

• Private side porch
• Private porches
• Two story unit

Tags

• ORIGINAL STAIRCASE
• ORIGINAL TIN CEILINGS
• PRIVATE SIDE PORCH
• PRIVATE PORCHES
• TWO STORY UNIT
• HARDWOOD FLOORS

Property features AI

Finance

• HOA & community: Public transportation nearby; Shopping nearby; Not a senior community

Exterior

• Parking: Paved driveway; 3 open parking spaces
• Utilities: Public water; Public sewer; Gas available for range
• Home design: Multi-family property; 3 stories
• Construction: Brick/mortar foundation; Built approximately (public records)
• Exterior features: Porch; Patio; Corner lot

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Natural gas heating; Electric heating; Radiant heating; Ductless heating
• Interior features: Living room; Dining room; Kitchen; Total of 10 rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $300k.

Deal economics

• At list price, monthly cash flow is $-150 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $274k (8.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (21.8% below list).
• Recommended offer: $235k (21.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#203 in MA) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+, housing B; Watch: schools F, crime F, amenities F.
• Holyoke (suburban): math 5% / reading 14% proficiency, ranked #302 of 302 in MA (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 43 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 453 units permitted in Hampden County in 2024 (116 in 5+ unit buildings).
• At $2,346/mo this rent would consume 53% of the median local household income ($54k/yr) (locally 2404% 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 $2k of loan paydown is wiped out by about $9k 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.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 24y 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 $49k; list at $300k implies a 512% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1885 — expect roof / HVAC / electrical / plumbing capex.
• 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 $234,577 (21.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1885 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.78% ✗
• Cap rate: 5.69%
• Cash-on-cash: -2.14%
• DSCR: 0.90
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $329,920
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
63 Pine St	0.24mi	4/2.0	2,000 (-3%)	4mo	$280,000	$140	81
4 Faille Ave	0.54mi	4/2.0	2,244 (+9%)	11mo	$300,000	$134	51
238 Lyman St	0.28mi	4/2.0	1,768 (-14%)	15mo	$320,000	$181	51
140 Pearl St	0.59mi	5/2.0 (+1)	1,920 (-7%)	10mo	$385,000	$201	48
72 Allyn St	0.64mi	4/2.0	1,800 (-13%)	3mo	$237,000	$132	46
109 Waldo St	0.61mi	5/3.0 (+1)	1,840 (-11%)	17mo	$295,000	$160	30
1 Williams St	0.74mi	3/2.0 (-1)	1,852 (-10%)	16mo	$416,000	$225	30

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -19.9%
• Equity multiple: 0.31×
• Total profit: $-58,168
• Equity at exit: $44,731

10-year hold

• IRR: -12.8%
• Equity multiple: 0.25×
• Total profit: $-62,977
• Equity at exit: $25,939

Cash invested: $84,000 (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 01040

• Home prices YoY: -33.2%
• Active inventory: 43
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,346 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$305 /mo · $3,658/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $-150

Break-even live

Break-even rent $2,536

Max offer price $273,518

Occupancy floor —

Sensitivity live

Price	-10% $20	-5% $-65	+0% $-150	+5% $-235	+10% $-320
Rent	-10% $-335	-5% $-243	+0% $-150	+5% $-57	+10% $35
Rate	-1.0pp $1	-0.5pp $-74	base $-150	+0.5pp $-228	+1.0pp $-307

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
297 Beech St Unit 3 Holyoke, MA	4.0	1.0	1600	$2,500	$1.56	44d	1	0.41mi
11 Worcester Pl Unit 2 Holyoke, MA	3.0	1.0	1500	$1,850	$1.23	22d	1	0.51mi
109 Ridgewood Ave Holyoke, MA	3.0	1.5	1584	$2,499	$1.58	44d	1	1.16mi

Listing history 22 events

1. 2026-06-18
   days on market $300,000 Active 26 DOM
2. 2026-06-17
   days on market $300,000 Active 25 DOM
3. 2026-06-16
   days on market $300,000 Active 24 DOM
4. 2026-06-15
   days on market $300,000 Active 23 DOM
5. 2026-06-14
   days on market $300,000 Active 21 DOM
6. 2026-06-10
   days on market $300,000 Active 18 DOM
7. 2026-06-09
   days on market $300,000 Active 17 DOM
8. 2026-06-08
   days on market $300,000 Active 16 DOM
9. 2026-06-07
   days on market $300,000 Active 15 DOM
10. 2026-06-03
    days on market $300,000 Active 11 DOM
11. 2026-06-02
    days on market $300,000 Active 10 DOM
12. 2026-06-01
    days on market $300,000 Active 9 DOM
13. 2026-05-31
    days on market $300,000 Active 8 DOM
14. 2026-05-30
    days on market $300,000 Active 7 DOM
15. 2026-05-23
    listed $300,000 New
16. 2007-07-03
    soldstatus $49,000
17. 2007-04-03
    soldstatus $76,500
18. 2006-05-01
    soldstatus $175,000
19. 2004-08-16
    soldstatus $115,000
20. 2003-01-27
    soldstatus $69,900 201-char remark

    Show marketing remark (201 chars)

    REPLACEMENT WINDOWS, SEPARATE GAS UTILITIES, CIRCUIT BREAKERS, OFF STREET PARKING. 2 BEDROOMS ON 1ST FLOOR, 3 BEDROOMS ON THE 2ND FLOOR PLUS EXTRA ROOMS ON THE 3RD. LET THE TENANTS PAY YOUR MORTGAGE.

21. 2003-01-24
    soldstatus $69,900
22. 2002-08-15
    listed $69,900 201-char remark

    Show marketing remark (201 chars)

    REPLACEMENT WINDOWS, SEPARATE GAS UTILITIES, CIRCUIT BREAKERS, OFF STREET PARKING. 2 BEDROOMS ON 1ST FLOOR, 3 BEDROOMS ON THE 2ND FLOOR PLUS EXTRA ROOMS ON THE 3RD. LET THE TENANTS PAY YOUR MORTGAGE.

ⓘ 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: $3,658 · $305/mo
• Projected year-2 tax: $3,674 · $306/mo
• Expected delta: +$16/yr (+$1/mo · 0.4%)

ⓘ 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 3/10 Moderate
• 🌡 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: $28,149
• − Mortgage interest: −$16,805
• − Property taxes: −$3,658
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,252
• − Management: −$2,252
• − Depreciation: −$8,727
• Taxable loss: −$7,045
• Est. tax savings @ 24.0%: +$1,691
• After-tax cash flow: $-108/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: Holyoke
• NCES district ID: 2506270
• Math proficiency: 5% ▼ -7.00%
• Reading proficiency: 14% ▼ -5.00%
• Median HH income: $35,495
• Composite: 7.79/100
• National rank: #9934
• State rank: #302 of 302 in MA

Livability — Holyoke

• Score: 62/100
• State rank: #203
• US rank: #16308

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Holyoke, MA
• County: Hampden County · 230,965 people
• City population: 37,813
• Metro: Springfield, MA
• Population (ZIP): 37,813
• Household income: $53,605
• Rent vs Own: 58.7% rent · 41.3% own
• Severe rent burden: 2404.0

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: Majority Hispanic (52%)
• Race & ethnicity: Hispanic / Latino 52% White 43% Two or more races 23% Black 2%
• Hispanic origin (detail): Puerto Rican 45% Dominican 2%
• Common ancestry: Lithuanian 5% Romanian 4% Slovak 1%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 58% English-only · Spanish 39% Russian/Polish/Slavic 1% French/Haitian/Cajun 1%

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: ▼ -146.03%
• Current HPI: 293.93
• Rent YoY: —
• 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

+329.2% since first listed

8 events — show timeline

• 2026-05-23 Listed $300,000 MLS PIN
• 2007-07-03 Sold (Public Records) $49,000 Public Records
• 2007-04-03 Sold (Public Records) $76,500 Public Records
• 2006-05-01 Sold (Public Records) $175,000 Public Records
• 2004-08-16 Sold (Public Records) $115,000 Public Records
• 2003-01-27 Sold (MLS) $69,900 MLS PIN
• 2003-01-24 Sold (Public Records) $69,900 Public Records
• 2002-08-15 Listed $69,900 MLS PIN

Property tax history

+4.3%/yr

Latest (2023): $3,658 · -0.4% YoY. Source: county tax records.