275-285 Suffolk St · Holyoke, MA 01040

$1,500,000

15 bd · 6.0 ba · 6,852 sqft · MultiFamily public records · 73 Days on market

Built 1920 0.41 ac lot $219/sqft · 299% above area

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Why this score? — see what drove the F 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 +8.7/30.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +1.7/10.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 6 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

For sale as a package: two side-by-side 3-story buildings on the corner of Suffolk Street & Clinton Avenue totaling 15 units (9 units in one building, 6 in the other) — investor-oriented value-add opportunity with many long-term tenants currently paying below-market rents. Both buildings feature steam boiler heating (one oil, one natural gas) with one boiler replaced one year ago, rubber membrane roofs, 8 garage bays plus 6 additional off-street parking spaces, and fire monitoring systems; all emergency lighting updates have been completed. Rent roll, financials and showings available upon request — (listing agent has an ownership interest).

Key facts

• 0.41 acre lot
• 8 garage spots
• Built 1920

What this means for you Summary

Snapshot

• This is a 6 × 2-bed/?-bath units multifamily listed at $1.50M.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative. Per door: $-212/mo.
• To cash-flow at today's rent, offer at most $1.28M (15.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $998k (33.5% below list).
• Recommended offer: $998k (33.5% 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: crime F, amenities F, employment D-.
• 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.
• Zoned schools: E N White Elementary (math 8% / reading 17%, grade F, #893 of 938 statewide, top 96%, 413 students, 0% FRL); Holyoke High (math 13% / reading 35%, grade F, #299 of 343 statewide, top 87%, 1,515 students, 0% FRL) — zoned schools average 0% FRL vs 82% district-wide (82 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 42 active listings in the ZIP; 453 units permitted in Hampden County in 2024 (116 in 5+ unit buildings).
• At $9,977/mo this rent would consume 223% 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 $10k of loan paydown is wiped out by about $45k 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 73 days — a 6% lower offer ($1.41M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $997,700 (33.5% 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. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 0.67% ✗
• Cap rate: 5.27%
• Cash-on-cash: -3.64%
• DSCR: 0.84
• GRM: 12.5

CMA / ARV

• ARV (median comp): $714,840
• List price: $1,500,000
• Delta: 109.84%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -22.5%
• Equity multiple: 0.23×
• Total profit: $-324,773
• Equity at exit: $223,655

10-year hold

• IRR: -16.8%
• Equity multiple: 0.07×
• Total profit: $-389,667
• Equity at exit: $129,693

Cash invested: $420,000 (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: 42
• Price-to-rent: 75.2×

Monthly cashflow live

• Estimated rent: $9,977 high
• Mortgage (P&I): −$7,866
• Tax from tax record: −$664 /mo · $7,971/yr
• Insurance: −$625
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,095
• Net cashflow: $-1,274

Break-even live

Break-even rent $11,589

Max offer price $1,275,016

Occupancy floor —

Sensitivity live

Price	-10% $-424	-5% $-849	+0% $-1,274	+5% $-1,698	+10% $-2,123
Rent	-10% $-2,062	-5% $-1,668	+0% $-1,274	+5% $-879	+10% $-485
Rate	-1.0pp $-518	-0.5pp $-892	base $-1,274	+0.5pp $-1,662	+1.0pp $-2,058

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

Units	Beds	Baths	Est. rent
▸ 6× units	2	—	$9,978
Total (6 units)			$9,977

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: $375,000
• Closing costs: $45,000
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-22
   days on market $1,500,000 Active 73 DOM
2. 2026-06-18
   days on market $1,500,000 Active 70 DOM
3. 2026-06-17
   days on market $1,500,000 Active 69 DOM
4. 2026-06-16
   days on market $1,500,000 Active 68 DOM
5. 2026-06-15
   days on market $1,500,000 Active 67 DOM
6. 2026-06-14
   days on market $1,500,000 Active 65 DOM
7. 2026-06-10
   days on market $1,500,000 Active 62 DOM
8. 2026-06-09
   days on market $1,500,000 Active 61 DOM
9. 2026-06-08
   days on market $1,500,000 Active 60 DOM
10. 2026-06-07
    days on market $1,500,000 Active 59 DOM
11. 2026-06-03
    days on market $1,500,000 Active 55 DOM
12. 2026-06-02
    days on market $1,500,000 Active 54 DOM
13. 2026-06-01
    days on market $1,500,000 Active 53 DOM
14. 2026-05-31
    days on market $1,500,000 Active 52 DOM
15. 2026-05-30
    days on market $1,500,000 Active 51 DOM
16. 2026-04-09
    listed $1,500,000 New 665-char remark

    Show marketing remark (665 chars)

    For sale as a package: two side-by-side 3-story buildings on the corner of Suffolk Street & Clinton Avenue totaling 15 units (9 units in one building, 6 in the other) — investor-oriented value-add opportunity with many long-term tenants currently paying below-market rents. Both buildings feature steam boiler heating (one oil, one natural gas) with one boiler replaced one year ago, rubber membrane roofs, 8 garage bays plus 6 additional off-street parking spaces, and fire monitoring systems; all emergency lighting updates have been completed. Rent roll, financials and showings available upon request — (listing agent has an ownership interest).

ⓘ 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: $7,971 · $664/mo
• Projected year-2 tax: $13,210 · $1,101/mo
• Expected delta: +$5,240/yr (+$437/mo · 65.7%)

ⓘ 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 2/10 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: $119,724
• − Mortgage interest: −$84,023
• − Property taxes: −$7,971
• − Insurance: −$7,500
• − Repairs & maintenance: −$9,578
• − Management: −$9,578
• − Depreciation: −$43,636
• Taxable loss: −$42,563
• Est. tax savings @ 24.0%: +$10,215
• After-tax cash flow: $-5,068/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

1 event — show timeline

• 2026-04-09 Listed $1,500,000 MLS PIN

Property tax history

+5.0%/yr

Latest (2023): $7,971 · -0.3% YoY. Source: county tax records.