None · Longmeadow, MA 06082

$315,000

3 bd · 1.5 ba · 1,008 sqft · SingleFamily public records · 1 Days on market

Built 1957 0.34 ac lot Est $312k · at est.

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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 +8.2/30.0
• ARV discount +7.1/15.0
• Livability +4.0/5.0
• Rent growth +3.5/5.0
• Schools +3.0/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Adorable and well-maintained 3-bedroom, 1-bath ranch with a 1-car garage and fenced backyard. The partially finished basement adds valuable living space, perfect for a family room, home office, gym, or playroom. Convenient one-level living, a functional layout, and a private yard make this home a wonderful place to call home. Additional photos coming soon.

Key facts

• Private yard
• Fenced backyard
• 0.34 acre lot

Tags

• FENCED BACKYARD
• PARTIALLY FINISHED BASEMENT
• PRIVATE YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-299 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $262k (16.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (23.7% below list).
• Recommended offer: $240k (23.7% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 3.6% in Longmeadow — 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 80/100 on livability (#38 in MA, #1,837 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, commute A+; Watch: amenities F, cost of living F.
• Enfield School District (suburban): math 25% / reading 41% proficiency, ranked #114 of 153 in CT (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.9%/yr); 1 comparable units currently listed for rent nearby; solid renter incomes; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
• This rent runs 32% of the median local income ($90k/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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $123k; list at $315k implies a 156% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $240,334 (23.7% 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 1957 — 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 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?
5. 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?
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 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: 0.76% ✗
• Cap rate: 5.15%
• Cash-on-cash: -4.07%
• DSCR: 0.82
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $312,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
79 Roosevelt Blvd	0.03mi	3/1.0	1,008 (0%)	3mo	$313,000	$311	94
10 Nevins Ave	0.15mi	3/1.0	1,008 (0%)	0mo	$315,000	$313	91
15 Booth St	0.15mi	3/2.0	1,008 (0%)	5mo	$320,000	$317	86
18 Marble Rd	0.22mi	3/1.0	1,008 (0%)	11mo	$265,000	$263	78
4 Marble Rd	0.17mi	3/1.0	1,050 (+4%)	7mo	$283,000	$270	77
30 Alban Rd	0.39mi	3/1.0	1,008 (0%)	5mo	$314,000	$312	75
35 Roosevelt Blvd	0.47mi	2/1.5 (-1)	1,008 (0%)	7mo	$312,500	$310	68
50 Roosevelt Blvd	0.25mi	3/1.0	1,152 (+14%)	3mo	$262,000	$227	60
6 Concord Ter	0.60mi	3/1.0	1,020 (+1%)	12mo	$310,000	$304	58
2 Nevins Ave	0.22mi	3/1.0	1,152 (+14%)	7mo	$280,000	$243	58
15 Robbin Rd	0.58mi	2/2.0 (-1)	896 (-11%)	4mo	$325,000	$363	44
11 Willard Ave	0.63mi	2/1.0 (-1)	860 (-15%)	3mo	$240,000	$279	37

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 · 3.9% rent growth · sell at horizon

5-year hold

• IRR: -22.1%
• Equity multiple: 0.23×
• Total profit: $-67,832
• Equity at exit: $46,968

10-year hold

• IRR: -14.0%
• Equity multiple: 0.16×
• Total profit: $-74,200
• Equity at exit: $27,235

Cash invested: $88,200 (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 06082

• Rents YoY: 3.9%
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,403 medium
• Mortgage (P&I): −$1,652
• Tax from tax record: −$414 /mo · $4,972/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $-299

Break-even live

Break-even rent $2,782

Max offer price $262,209

Occupancy floor —

Sensitivity live

Price	-10% $-121	-5% $-210	+0% $-299	+5% $-388	+10% $-477
Rent	-10% $-489	-5% $-394	+0% $-299	+5% $-204	+10% $-109
Rate	-1.0pp $-140	-0.5pp $-219	base $-299	+0.5pp $-380	+1.0pp $-464

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
62 Till St Enfield, CT	3.0	1.0	1008	$2,800	$2.78	24d	1	0.35mi

Listing history 3 events

1. 2026-06-05
   status $315,000 Under Contract 1 DOM
2. 2026-06-03
   remarks 358-char remark
3. 2026-06-03
   listed $315,000 Active 1 DOM

ⓘ 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: $4,972 · $414/mo
• Projected year-2 tax: $4,972 · $414/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,840
• − Mortgage interest: −$17,645
• − Property taxes: −$4,972
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,307
• − Management: −$2,307
• − Depreciation: −$9,164
• Taxable loss: −$9,130
• Est. tax savings @ 24.0%: +$2,191
• After-tax cash flow: $-1,395/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: Enfield School District
• NCES district ID: 0901470
• Math proficiency: 25% ▼ -14.00%
• Reading proficiency: 41% ▼ -10.00%
• Median HH income: $68,750
• Composite: 30.42/100
• National rank: #6238
• State rank: #114 of 153 in CT

Livability — Longmeadow

• Score: 80/100
• State rank: #38
• US rank: #1837

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hartford County
• City population: 15,961
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 41,090
• Household income: $90,404
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 954.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 11% Two or more races 9% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 7%
• Common ancestry: Romanian 10% Lithuanian 9% Slovak 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 89% English-only · Spanish 5% Other Indo-European 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Capitol

• 2024 margin: Strong D (+21.9) · D 60.1% · R 38.2% · Other 1.7%
• All cycles: 2024: D+21.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -494.72%
• Current HPI: 192.4011
• Rent YoY: ▲ 3.90%
• Metro: Hartford-East Hartford-Middletown, CT
• 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

+156.1% since first listed

2 events — show timeline

• 2026-05-31 Listed $315,000 Smart MLS
• 1990-12-10 Sold (Public Records) $123,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $4,972 · +2.5% YoY. Source: county tax records.