36 Torrey · Easthampton, MA 01027

$385,000

2 bd · 2.5 ba · 1,152 sqft · SingleFamily public records · 257 Days on market

Built 2004 0.80 ac lot $334/sqft · at area comps Est $505k · 24% 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 +11.9/30.0
• DSCR +3.5/10.0
• Schools +3.2/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Contemporary home hidden in a wooded lot offers privacy and a very special setting. Wrap around porches are a welcoming connection to outdoor leisure.. Inside, the main floor features a floor plan with Living, Dining & kitchen in one large open layout. There are 2& 1/2 baths, 2 bedrooms on the top floor and one (with a bath) thatworks well as a bedroom or a family room option. Lots of open space .. and lots of natural light. Mechanicals are neatly confined & easily accessed. The outside gives agood vibe of trees, nature & a fenced area for small fry or pets. Very unique and a "must-see"

Key facts

• Wooded lot
• Fenced area
• Open layout

Tags

• WOODED LOT
• WRAP AROUND PORCHES
• OPEN LAYOUT
• FENCED AREA

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $385k.

Deal economics

• At list price, monthly cash flow is $-98 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $368k (4.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $299k (22.3% below list).
• Recommended offer: $299k (22.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Easthampton (suburban): math 27% / reading 47% proficiency, ranked #219 of 302 in MA (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 23 active listings in the ZIP; 349 units permitted in Hampshire County in 2024 (185 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Hampshire 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 257 days — a 12% lower offer ($339k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y 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 $220k; list at $385k implies a 75% gain — meaningful room to come down on a strong offer.

Recommended offer $299,235 (22.3% 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 257 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.78% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.09%
• DSCR: 0.95
• GRM: 10.7

CMA / ARV

• ARV (median comp): $505,312
• List price: $385,000
• Delta: -23.81%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Russell Ln	0.17mi	3/1.5 (+1)	1,254 (+9%)	10mo	$525,000	$419	60
155 Loudville Rd	0.31mi	3/2.0 (+1)	1,306 (+13%)	22mo	$330,000	$253	38

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: -18.1%
• Equity multiple: 0.36×
• Total profit: $-68,717
• Equity at exit: $57,405

10-year hold

• IRR: -10.4%
• Equity multiple: 0.37×
• Total profit: $-68,203
• Equity at exit: $33,288

Cash invested: $107,800 (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 01027

• Active inventory: 23
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,992 medium
• Mortgage (P&I): −$2,019
• Tax from tax record: −$283 /mo · $3,393/yr
• Insurance: −$160
• HOA: −$0
• Vacancy / Maint / Mgmt: −$628
• Net cashflow: $-98

Break-even live

Break-even rent $3,117

Max offer price $367,654

Occupancy floor 98%

Sensitivity live

Price	-10% $120	-5% $11	+0% $-98	+5% $-207	+10% $-316
Rent	-10% $-335	-5% $-216	+0% $-98	+5% $20	+10% $138
Rate	-1.0pp $96	-0.5pp $0	base $-98	+0.5pp $-198	+1.0pp $-299

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: $96,250
• Closing costs: $11,550
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $385,000 Active 257 DOM
2. 2026-06-17
   days on market $385,000 Active 256 DOM
3. 2026-06-16
   days on market $385,000 Active 255 DOM
4. 2026-06-15
   statusdays on market $385,000 Active 254 DOM
5. 2026-06-14
   pricestatusdays on market $385,000 Price Changed 252 DOM
6. 2026-06-10
   days on market $393,000 Active 249 DOM
7. 2026-06-09
   days on market $393,000 Active 248 DOM
8. 2026-06-08
   days on market $393,000 Active 247 DOM
9. 2026-06-07
   days on market $393,000 Active 246 DOM
10. 2026-06-03
    days on market $393,000 Active 242 DOM
11. 2026-06-02
    days on market $393,000 Active 241 DOM
12. 2026-06-01
    days on market $393,000 Active 240 DOM
13. 2026-05-31
    days on market $393,000 Active 239 DOM
14. 2026-05-30
    days on market $393,000 Active 238 DOM
15. 2026-05-08
    status Back On Market 619-char remark

    Show marketing remark (619 chars)

    Contemporary home hidden in a wooded lot offers privacy and a very special setting. Wrap around porches are a welcoming connection to outdoor leisure.. Inside, the main floor features a floor plan with Living, Dining & kitchen in one large open layout. There are 2& 1/2 baths, 2 bedrooms on the top floor and one (with a bath) thatworks well as a bedroom or a family room option. Lots of open space .. and lots of natural light. Mechanicals are neatly confined & easily accessed. The outside gives agood vibe of trees, nature & a fenced area for small fry or pets. Very unique and a "must-see"

16. 2026-04-18
    status Under Agreement 619-char remark

    Show marketing remark (619 chars)

    Contemporary home hidden in a wooded lot offers privacy and a very special setting. Wrap around porches are a welcoming connection to outdoor leisure.. Inside, the main floor features a floor plan with Living, Dining & kitchen in one large open layout. There are 2& 1/2 baths, 2 bedrooms on the top floor and one (with a bath) thatworks well as a bedroom or a family room option. Lots of open space .. and lots of natural light. Mechanicals are neatly confined & easily accessed. The outside gives agood vibe of trees, nature & a fenced area for small fry or pets. Very unique and a "must-see"

17. 2026-03-14
    status Reactivated 619-char remark

    Show marketing remark (619 chars)

    Contemporary home hidden in a wooded lot offers privacy and a very special setting. Wrap around porches are a welcoming connection to outdoor leisure.. Inside, the main floor features a floor plan with Living, Dining & kitchen in one large open layout. There are 2& 1/2 baths, 2 bedrooms on the top floor and one (with a bath) thatworks well as a bedroom or a family room option. Lots of open space .. and lots of natural light. Mechanicals are neatly confined & easily accessed. The outside gives agood vibe of trees, nature & a fenced area for small fry or pets. Very unique and a "must-see"

18. 2026-03-12
    historical 619-char remark

    Show marketing remark (619 chars)

    Contemporary home hidden in a wooded lot offers privacy and a very special setting. Wrap around porches are a welcoming connection to outdoor leisure.. Inside, the main floor features a floor plan with Living, Dining & kitchen in one large open layout. There are 2& 1/2 baths, 2 bedrooms on the top floor and one (with a bath) thatworks well as a bedroom or a family room option. Lots of open space .. and lots of natural light. Mechanicals are neatly confined & easily accessed. The outside gives agood vibe of trees, nature & a fenced area for small fry or pets. Very unique and a "must-see"

19. 2025-10-20
    price $393,000 619-char remark

    Show marketing remark (619 chars)

    Contemporary home hidden in a wooded lot offers privacy and a very special setting. Wrap around porches are a welcoming connection to outdoor leisure.. Inside, the main floor features a floor plan with Living, Dining & kitchen in one large open layout. There are 2& 1/2 baths, 2 bedrooms on the top floor and one (with a bath) thatworks well as a bedroom or a family room option. Lots of open space .. and lots of natural light. Mechanicals are neatly confined & easily accessed. The outside gives agood vibe of trees, nature & a fenced area for small fry or pets. Very unique and a "must-see"

20. 2025-09-12
    listed $398,000 New 619-char remark

    Show marketing remark (619 chars)

    Contemporary home hidden in a wooded lot offers privacy and a very special setting. Wrap around porches are a welcoming connection to outdoor leisure.. Inside, the main floor features a floor plan with Living, Dining & kitchen in one large open layout. There are 2& 1/2 baths, 2 bedrooms on the top floor and one (with a bath) thatworks well as a bedroom or a family room option. Lots of open space .. and lots of natural light. Mechanicals are neatly confined & easily accessed. The outside gives agood vibe of trees, nature & a fenced area for small fry or pets. Very unique and a "must-see"

21. 2015-10-21
    soldstatus $220,000 466-char remark

    Show marketing remark (466 chars)

    A retreat in the woods, this home offers the best of private living yet in close proximity to everything. Energy efficient and immaculate, this 3 story home has plenty of space with the lower level offering an office or additional room, 3/4 bath and laundry. First floor has large living room open to kitchen with eat-in area, 1/2 bath and great wrap-around porch overlooking wooded lot. Second floor with two large bedrooms and full bath. Nothing to do but move in!

22. 2015-10-21
    soldstatus $220,000

    Show marketing remark (466 chars)

    A retreat in the woods, this home offers the best of private living yet in close proximity to everything. Energy efficient and immaculate, this 3 story home has plenty of space with the lower level offering an office or additional room, 3/4 bath and laundry. First floor has large living room open to kitchen with eat-in area, 1/2 bath and great wrap-around porch overlooking wooded lot. Second floor with two large bedrooms and full bath. Nothing to do but move in!

23. 2015-08-28
    soldstatus $211,200
24. 2015-07-13
    listed $225,000 466-char remark

    Show marketing remark (466 chars)

    A retreat in the woods, this home offers the best of private living yet in close proximity to everything. Energy efficient and immaculate, this 3 story home has plenty of space with the lower level offering an office or additional room, 3/4 bath and laundry. First floor has large living room open to kitchen with eat-in area, 1/2 bath and great wrap-around porch overlooking wooded lot. Second floor with two large bedrooms and full bath. Nothing to do but move in!

25. 2008-08-01
    historical
26. 2008-08-01
    soldstatus $207,000 Sold
27. 2008-08-01
    soldstatus $207,000
28. 2008-07-08
    historical
29. 2008-04-21
    listed $209,900

ⓘ 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: $3,393 · $283/mo
• Projected year-2 tax: $4,064 · $339/mo
• Expected delta: +$671/yr (+$56/mo · 19.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $35,908
• − Mortgage interest: −$21,566
• − Property taxes: −$3,393
• − Insurance: −$1,925
• − Repairs & maintenance: −$2,873
• − Management: −$2,873
• − Depreciation: −$11,200
• Taxable loss: −$7,921
• Est. tax savings @ 24.0%: +$1,901
• After-tax cash flow: $723/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: Easthampton
• NCES district ID: 2504590
• Math proficiency: 27% ▼ -17.00%
• Reading proficiency: 47% ▲ 3.00%
• Median HH income: $55,625
• Composite: 32.47/100
• National rank: #5713
• State rank: #219 of 302 in MA

Livability — Easthampton

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Easthampton Town, MA
• Population (ZIP): 17,678

Population outlook (Hampshire County) Hauer SSP2

• Today (2025): 166,577 people
• By 2030: 168,928 · +1.4%
• By 2040: 171,197 · +2.8%
• By 2050: 175,542 · +5.4%
• By 2075: 199,884 · +20.0%
• By 2100: 211,819 · +27.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 9% Hispanic / Latino 8% Asian 1%
• Hispanic origin (detail): Puerto Rican 4% Dominican 1%
• Common ancestry: Lithuanian 14% Romanian 13% Russian 2%
• Foreign-born: 7% · Canada, Jamaica, China
• Languages at home: 89% English-only · Spanish 5% Other Indo-European 2% German/W. Germanic 1%

Political lean MEDSL · Hampshire

• 2024 margin: Solid D (+41.9) · D 69.5% · R 27.6% · Other 2.9%
• 2008→2024 swing: -3.6pp toward R · 2008: 45.6pp · 2024: 41.9pp
• All cycles: 2024: D+41.9 2020: D+46.8 2016: D+39.5 2012: D+43.8 2008: D+45.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -260.63%
• Current HPI: 277.0125
• 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

+87.2% since first listed

15 events — show timeline

• 2026-05-08 Relisted — MLS PIN
• 2026-04-18 Pending — MLS PIN
• 2026-03-14 Relisted — MLS PIN
• 2026-03-12 Listing Removed — MLS PIN
• 2025-10-20 Price Changed $393,000 MLS PIN
• 2025-09-12 Listed $398,000 MLS PIN
• 2015-10-21 Sold (Public Records) $220,000 Public Records
• 2015-10-21 Sold (MLS) $220,000 MLS PIN
• 2015-08-28 Sold (Public Records) $211,200 Public Records
• 2015-07-13 Listed $225,000 MLS PIN
• 2008-08-01 Listing Removed — MLS PIN
• 2008-08-01 Sold (Public Records) $207,000 Public Records
• 2008-08-01 Sold (MLS) $207,000 MLS PIN
• 2008-07-08 Contingent — MLS PIN
• 2008-04-21 Listed $209,900 MLS PIN

Property tax history

+2.4%/yr

Latest (2023): $3,393 · -11.4% YoY. Source: county tax records.