40 Better Way · Springfield, MA 01109

$95,000

2 bd · 1.0 ba · 720 sqft · Manufactured · 167 Days on market

Built 1968 Fair condition $132/sqft · at area comps Est $99k · at est. $291/mo HOA · 17% of rent

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.2/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bright and welcoming 2-bedroom mobile home in Springfield! This unit offers easy single-level living with all appliances included. Newer furnace (2024 APO) provides peace of mind, plus washer and dryer (2024 APO) add great value. The sunny living room fills with natural light throughout the day, creating a warm and inviting space. The bathroom features an extra-wide vanity with generous counter area. Enjoy the large enclosed three-season porch with electrical hookup for a hot tub—perfect for relaxing or extra storage. Outside offers off-street parking and a handy storage shed. Schedule your private showing today!

Key facts

• Newer furnace
• Washer and dryer
• Single-level living

Tags

• SINGLE-LEVEL LIVING
• ALL APPLIANCES INCLUDED
• NEWER FURNACE
• WASHER AND DRYER
• EXTRA-WIDE VANITY
• OFF-STREET PARKING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $95k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $389 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 5.0% in Springfield — 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 73/100 on livability (#97 in MA) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+, amenities A; Watch: crime F, employment D-.
• Springfield (urban): math 13% / reading 25% proficiency, ranked #296 of 302 in MA (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 81% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Alfred G. Zanetti Montessori Magnet School (math 33% / reading 60%, grade D-, #405 of 938 statewide, top 44%, 434 students, 0% FRL); Stem Middle Academy (math 14% / reading 23%, grade F, #263 of 305 statewide, top 86%, 297 students, 0% FRL); Springfield Central High (math 27% / reading 41%, grade F, #250 of 343 statewide, top 73%, 2,095 students, 0% FRL) — zoned schools average 0% FRL vs 81% district-wide (81 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 33% at this address vs 19% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Springfield average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 32 active listings in the ZIP; 453 units permitted in Hampden County in 2024 (116 in 5+ unit buildings).
• This rent runs 42% of the median local income ($48k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 167 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 31y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $27k; list at $95k implies a 252% gain — meaningful room to come down on a strong offer.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 167 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.78% ✓
• Cap rate: 11.21%
• Cash-on-cash: 17.56%
• DSCR: 1.78
• GRM: 4.7

CMA / ARV

• ARV (median comp): $98,641
• List price: $95,000
• Delta: -3.69%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
80 Better Way	0.16mi	2/1.0	700 (-3%)	7mo	$90,000	$129	82
70 Shumway #39	0.25mi	2/1.0	720 (0%)	16mo	$105,000	$146	75
70 Shumway Unit C-21	0.25mi	2/1.0	720 (0%)	19mo	$110,000	$153	72

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: 9.2%
• Equity multiple: 1.36×
• Total profit: $9,595
• Equity at exit: $14,165

10-year hold

• IRR: 18.5%
• Equity multiple: 2.55×
• Total profit: $41,100
• Equity at exit: $8,214

Cash invested: $26,600 (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 01109

• Home prices YoY: -22.8%
• Active inventory: 32
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,692 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$291
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $389

Break-even live

Break-even rent $1,199

Max offer price $95,000

Occupancy floor 72%

Sensitivity live

Price	-10% $455	-5% $422	+0% $389	+5% $356	+10% $323
Rent	-10% $255	-5% $322	+0% $389	+5% $456	+10% $523
Rate	-1.0pp $437	-0.5pp $413	base $389	+0.5pp $365	+1.0pp $339

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $291 · $3,492/yr
• Likely covers: electric

Listing history 21 events

1. 2026-06-18
   days on market $95,000 Active 167 DOM
2. 2026-06-17
   days on market $95,000 Active 166 DOM
3. 2026-06-16
   days on market $95,000 Active 165 DOM
4. 2026-06-15
   days on market $95,000 Active 164 DOM
5. 2026-06-14
   days on market $95,000 Active 162 DOM
6. 2026-06-13
   days on market $95,000 Active 161 DOM
7. 2026-06-10
   days on market $95,000 Active 159 DOM
8. 2026-06-09
   days on market $95,000 Active 158 DOM
9. 2026-06-08
   days on market $95,000 Active 157 DOM
10. 2026-06-07
    days on market $95,000 Active 156 DOM
11. 2026-06-05
    days on market $95,000 Active 153 DOM
12. 2026-06-03
    days on market $95,000 Active 152 DOM
13. 2026-06-02
    days on market $95,000 Active 151 DOM
14. 2026-06-01
    days on market $95,000 Active 150 DOM
15. 2026-05-31
    days on market $95,000 Active 149 DOM
16. 2026-05-30
    days on market $95,000 Active 148 DOM
17. 2026-04-21
    price $95,000 626-char remark

    Show marketing remark (626 chars)

    Bright and welcoming 2-bedroom mobile home in Springfield! This unit offers easy single-level living with all appliances included. Newer furnace (2024 APO) provides peace of mind, plus washer and dryer (2024 APO) add great value. The sunny living room fills with natural light throughout the day, creating a warm and inviting space. The bathroom features an extra-wide vanity with generous counter area. Enjoy the large enclosed three-season porch with electrical hookup for a hot tub—perfect for relaxing or extra storage. Outside offers off-street parking and a handy storage shed. Schedule your private showing today!

18. 2026-03-21
    price $100,000 626-char remark

    Show marketing remark (626 chars)

    Bright and welcoming 2-bedroom mobile home in Springfield! This unit offers easy single-level living with all appliances included. Newer furnace (2024 APO) provides peace of mind, plus washer and dryer (2024 APO) add great value. The sunny living room fills with natural light throughout the day, creating a warm and inviting space. The bathroom features an extra-wide vanity with generous counter area. Enjoy the large enclosed three-season porch with electrical hookup for a hot tub—perfect for relaxing or extra storage. Outside offers off-street parking and a handy storage shed. Schedule your private showing today!

19. 2026-01-02
    listed $105,000 New 626-char remark

    Show marketing remark (626 chars)

    Bright and welcoming 2-bedroom mobile home in Springfield! This unit offers easy single-level living with all appliances included. Newer furnace (2024 APO) provides peace of mind, plus washer and dryer (2024 APO) add great value. The sunny living room fills with natural light throughout the day, creating a warm and inviting space. The bathroom features an extra-wide vanity with generous counter area. Enjoy the large enclosed three-season porch with electrical hookup for a hot tub—perfect for relaxing or extra storage. Outside offers off-street parking and a handy storage shed. Schedule your private showing today!

20. 1995-05-26
    soldstatus $27,000 229-char remark

    Show marketing remark (229 chars)

    VERY,VERY,NICE 1968 GREAT LAKES 12X60 MOBILE HOME ON A NICE LOT WITH 2 CAR OFF STREET PARKING. NEWER DECOR, CEILINGS, KITCHEN CABINETS, FURNACE AND MORE. NEAT AS A PIN IN EVERYWAY. ATTACHED PORCH. APPLIANCES TO REMAIN. CALL L.O.

21. 1995-02-23
    listed $29,900 229-char remark

    Show marketing remark (229 chars)

    VERY,VERY,NICE 1968 GREAT LAKES 12X60 MOBILE HOME ON A NICE LOT WITH 2 CAR OFF STREET PARKING. NEWER DECOR, CEILINGS, KITCHEN CABINETS, FURNACE AND MORE. NEAT AS A PIN IN EVERYWAY. ATTACHED PORCH. APPLIANCES TO REMAIN. CALL L.O.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $20,304
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,624
• − Management: −$1,624
• − HOA: −$3,492
• − Depreciation: −$2,764
• Taxable income: $3,578
• Est. tax owed @ 24.0%: −$859
• After-tax cash flow: $3,811/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This mobile home requires moderate renovations to update the kitchen and bathroom, and paint the interior walls. The home has good exterior and foundation, and is located in a desirable area.

Repairs flagged

• Major kitchen cabinets — dated and in need of replacement
• Major bathroom cabinets — dated and in need of replacement
• Major kitchen appliances — outdated and in need of replacement

Value-add opportunities

• Resale update kitchen cabinets and appliances — modernizing the kitchen would attract more buyers
• Resale update bathroom cabinets and fixtures — modernizing the bathroom would attract more buyers
• Both paint interior walls — painting the interior walls would improve the home's appearance and value
• Both landscaping — improving the landscaping would enhance curb appeal and attract more renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Major	$15,000–50,000
bathroom cabinets · dated and in need of replacement	Major	$15,000–50,000
kitchen appliances · outdated and in need of replacement	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Resale update kitchen cabinets and appliances — modernizing the kitchen would attract more buyers ↑
• Resale update bathroom cabinets and fixtures — modernizing the bathroom would attract more buyers ↑
• Both paint interior walls — painting the interior walls would improve the home's appearance and value ↑
• Both landscaping — improving the landscaping would enhance curb appeal and attract more renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Springfield
• NCES district ID: 2511130
• Math proficiency: 13% ▼ -12.00%
• Reading proficiency: 25% ▼ -5.00%
• Median HH income: $34,938
• Composite: 15.6/100
• National rank: #9293
• State rank: #296 of 302 in MA

Livability — Springfield

• Score: 73/100
• State rank: #97
• US rank: #5195

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Springfield, MA
• County: Hampden County · 230,965 people
• City population: 61,006
• Metro: Springfield, MA
• Population (ZIP): 31,124
• Household income: $48,415
• Rent vs Own: 52.4% rent · 47.6% own
• Severe rent burden: 1322.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Hispanic / Latino 45% Black 31% Two or more races 20% White 18% Asian 1% Native American 1%
• Hispanic origin (detail): Puerto Rican 39% Dominican 3%
• Common ancestry: Lithuanian 2% Romanian 1%
• Foreign-born: 9% · Canada, China
• Languages at home: 65% English-only · Spanish 32% Other Asian/Pacific 1% Russian/Polish/Slavic 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: ▼ -113.11%
• Current HPI: 382.9038
• 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

+217.7% since first listed

5 events — show timeline

• 2026-04-21 Price Changed $95,000 MLS PIN
• 2026-03-21 Price Changed $100,000 MLS PIN
• 2026-01-02 Listed $105,000 MLS PIN
• 1995-05-26 Sold (MLS) $27,000 MLS PIN
• 1995-02-23 Listed $29,900 MLS PIN