74 Holmes Rd · Lenox, MA 01240

$279,000

3 bd · 1.0 ba · 1,140 sqft · SingleFamily public records · 75 Days on market

Built 1955 0.95 ac lot $245/sqft · 17% below area Est $336k · 17% 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 +15.0/15.0
• Cash flow +6.7/30.0
• Appreciation +5.9/10.0
• Schools +4.9/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +1.0/10.0

Listing remarks MLS

Charming Cape in Lenox! Spacious eat in kitchen with access to a screened porch and large deck overlooking the private backyard, living room with wood flooring, quaint dining area, mudroom that connects to the garage, first floor bedroom and full bath. Second level has two bedrooms and finished family room in lower level walkout. Property has had several improvements made within the last 15 years including electrical, plumbing, roof, and deleading certificate. Located in a convenient location; this home has great potential with a lovely backyard.

Key facts

• 0.95 acre lot
• Garage
• Built 1955

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $279k.

Deal economics

• At list price, monthly cash flow is $-440 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (27.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (38.5% below list).
• Recommended offer: $172k (38.5% below list) — sets the bar for 1% rule.
• Cap rate 4.4% vs local median 0.7% in Lenox — 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 69/100 on livability (#143 in MA) — a middle-class / working-renter tenant base. Strengths: crime A, health & safety A; Watch: commute C-, employment D, cost of living D.
• Lenox (town): math 47% / reading 67% proficiency, ranked #93 of 302 in MA (top 31%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Morris (math 47% / reading 67%, grade C+, #207 of 938 statewide, top 26%, 339 students, 0% FRL); Lenox Memorial High (math 47% / reading 68%, grade C, #145 of 343 statewide, top 42%, 431 students, 0% FRL) — zoned schools average 0% FRL vs 16% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 50 active listings in the ZIP; 130 units permitted in Berkshire County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($2k loan paydown + $5k appreciation (1.7% local appreciation)).
• Berkshire County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 6, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y 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 $87k; list at $279k implies a 220% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $171,604 (38.5% 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 75 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. 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.
9. 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.
10. 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: 0.62% ✗
• Cap rate: 4.40%
• Cash-on-cash: -6.77%
• DSCR: 0.70
• GRM: 13.5

CMA / ARV

• ARV (median comp): $336,052
• List price: $279,000
• Delta: -16.98%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Holmeswood Ter	0.12mi	2/1.0 (-1)	1,272 (+12%)	20mo	$290,000	$228	54
6 Vine St	0.71mi	2/1.0 (-1)	1,200 (+5%)	3mo	$340,000	$283	51
874 East St	0.46mi	4/2.0 (+1)	1,296 (+14%)	2mo	$522,000	$403	45
927 Holmes Rd	0.72mi	3/3.0	1,194 (+5%)	10mo	$388,000	$325	42

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

Projected returns pro-forma

1.71% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.1%
• Equity multiple: 0.83×
• Total profit: $-13,030
• Equity at exit: $105,735

10-year hold

• IRR: 1.7%
• Equity multiple: 1.22×
• Total profit: $17,211
• Equity at exit: $149,015

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 01240

• Home prices YoY: 0.6%
• Active inventory: 50
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $1,716 medium
• Mortgage (P&I): −$1,463
• Tax from tax record: −$217 /mo · $2,601/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $-440

Break-even live

Break-even rent $2,274

Max offer price $201,195

Occupancy floor —

Sensitivity live

Price	-10% $-282	-5% $-361	+0% $-440	+5% $-519	+10% $-598
Rent	-10% $-576	-5% $-508	+0% $-440	+5% $-373	+10% $-305
Rate	-1.0pp $-300	-0.5pp $-369	base $-440	+0.5pp $-513	+1.0pp $-586

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 26 events

1. 2026-06-21
   days on market $279,000 Active 75 DOM
2. 2026-06-19
   days on market $279,000 Active 73 DOM
3. 2026-06-18
   days on market $279,000 Active 72 DOM
4. 2026-06-17
   days on market $279,000 Active 71 DOM
5. 2026-06-16
   days on market $279,000 Active 70 DOM
6. 2026-06-15
   days on market $279,000 Active 69 DOM
7. 2026-06-14
   days on market $279,000 Active 67 DOM
8. 2026-06-12
   days on market $279,000 Active 66 DOM
9. 2026-06-09
   days on market $279,000 Active 63 DOM
10. 2026-06-08
    days on market $279,000 Active 62 DOM
11. 2026-06-07
    days on market $279,000 Active 61 DOM
12. 2026-06-05
    days on market $279,000 Active 58 DOM
13. 2026-06-02
    days on market $279,000 Active 56 DOM
14. 2026-06-01
    days on market $279,000 Active 55 DOM
15. 2026-05-31
    days on market $279,000 Active 54 DOM
16. 2026-05-30
    days on market $279,000 Active 53 DOM
17. 2026-05-02
    price $279,000 556-char remark

    Show marketing remark (556 chars)

    Charming Cape in Lenox! Spacious eat in kitchen with access to a screened porch and large deck overlooking the private backyard, living room with wood flooring, quaint dining area, mudroom that connects to the garage, first floor bedroom and full bath. Second level has two bedrooms and finished family room in lower level walkout. Property has had several improvements made within the last 15 years including electrical, plumbing, roof, and deleading certificate. Located in a convenient location; this home has great potential with a lovely backyard.

18. 2026-04-07
    listed $299,000 Active 556-char remark

    Show marketing remark (556 chars)

    Charming Cape in Lenox! Spacious eat in kitchen with access to a screened porch and large deck overlooking the private backyard, living room with wood flooring, quaint dining area, mudroom that connects to the garage, first floor bedroom and full bath. Second level has two bedrooms and finished family room in lower level walkout. Property has had several improvements made within the last 15 years including electrical, plumbing, roof, and deleading certificate. Located in a convenient location; this home has great potential with a lovely backyard.

19. 2015-09-03
    historical
20. 2015-06-02
    listed $149,000
21. 2011-12-29
    historical
22. 2011-10-17
    listed $139,900
23. 2011-03-04
    soldstatus $87,200
24. 2010-12-13
    listed $87,200
25. 1994-05-27
    soldstatus $92,700
26. 1987-10-27
    soldstatus $85,000

ⓘ 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: $2,601 · $217/mo
• Projected year-2 tax: $3,016 · $251/mo
• Expected delta: +$415/yr (+$35/mo · 16.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 16 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: $20,592
• − Mortgage interest: −$15,628
• − Property taxes: −$2,601
• − Insurance: −$1,395
• − Repairs & maintenance: −$1,647
• − Management: −$1,647
• − Depreciation: −$8,116
• Taxable loss: −$10,443
• Est. tax savings @ 24.0%: +$2,506
• After-tax cash flow: $-2,779/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: Lenox
• NCES district ID: 2506750
• Math proficiency: 47% ▼ -22.00%
• Reading proficiency: 67% ▼ -3.00%
• Median HH income: $56,023
• Composite: 49.09/100
• National rank: #2053
• State rank: #93 of 302 in MA

Livability — Lenox

• Score: 69/100
• State rank: #143
• US rank: #8747

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,024

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 6% Two or more races 2%
• Common ancestry: Romanian 5% Lithuanian 5% Slovak 4%
• Foreign-born: 10% · Canada
• Languages at home: 92% English-only · Spanish 5% French/Haitian/Cajun 1% Other Asian/Pacific 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: ▲ 1.71%
• Current HPI: 272.511
• 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

+228.2% since first listed

10 events — show timeline

• 2026-05-02 Price Changed $279,000 BCMLS
• 2026-04-07 Listed $299,000 BCMLS
• 2015-09-03 Listing Removed — BCMLS
• 2015-06-02 Listed $149,000 BCMLS
• 2011-12-29 Listing Removed — BCMLS
• 2011-10-17 Listed $139,900 BCMLS
• 2011-03-04 Sold (MLS) $87,200 BCMLS
• 2010-12-13 Listed $87,200 BCMLS
• 1994-05-27 Sold (Public Records) $92,700 Public Records
• 1987-10-27 Sold (Public Records) $85,000 Public Records

Property tax history

+1.6%/yr

Latest (2023): $2,601 · +6.1% YoY. Source: county tax records.