6 Henry Rd · Holland, MA 01081

$109,900

2 bd · 1.5 ba · 862 sqft · SingleFamily public records · 108 Days on market

Built 1968 0.29 ac lot

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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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

STOP PAYING RENT!! Come see this cozy, 2 BR ranch on a dead end street! Start building equity and enjoy your very own home and property! The large, well-equipped kitchen opens into a lovely sunroom with a pellet stove which opens onto the deck and enclosed gazebo. The roof and front door were replaced approximately 10 years ago. Make this home your own with some thoughtful renovations and see an immediate increase in equity! Stop wasting money on rent! This property is in an area of more expensive homes.Explore the opportunity to be a home owner! Shed included. Low taxes! 5 minutes from the beach at Lake George and 8 minutes from Hamilton Reservoir! See it today before it's gone. Available immediately!

Key facts

• 0.29 acre lot
• 2 parking spots
• Built 1968

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: 2 off-street parking spaces
• Utilities: Private water; Private sewer
• Home design: Single-family residence; One-story (entry level not specified)
• Construction: Frame construction; Shingle roof; Slab foundation; Built year listed in public records
• Exterior features: Level lot; Public road frontage

Interior

• Flooring: Wood flooring; Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Oil heating
• Interior features: Total of 4 rooms; Wood and laminate flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.
• Cap rate 18.0% vs local median 2.2% in Holland — 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 63/100 on livability (#201 in MA) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A; Watch: amenities F, commute F, cost of living D-.
• Wales (rural): math 45% / reading 45% proficiency, ranked #283 of 371 in MA (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Wales Elementary (math 42% / reading 57%, grade D, #330 of 938 statewide, top 38%, 96 students, 0% FRL); Tantasqua Regional Jr High (math 47% / reading 51%, grade C-, #87 of 305 statewide, top 29%, 551 students, 0% FRL) — zoned schools average 0% FRL vs 26% district-wide (26 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 12 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 453 units permitted in Hampden County in 2024 (116 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($760 loan paydown + $11k appreciation (10.0% local appreciation)).
• Hampden County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $100,009 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 2.18% ✓
• Cap rate: 18.05%
• Cash-on-cash: 41.97%
• DSCR: 2.87
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 56.9%
• Equity multiple: 5.18×
• Total profit: $128,478
• Equity at exit: $99,007

10-year hold

• IRR: 50.4%
• Equity multiple: 11.55×
• Total profit: $324,584
• Equity at exit: $213,512

Cash invested: $30,772 (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 01081

• Home prices YoY: 9.0%
• Active inventory: 12
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $2,400 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$198 /mo · $2,371/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $1,076

Break-even live

Break-even rent $1,038

Max offer price $109,900

Occupancy floor 50%

Sensitivity live

Price	-10% $1,139	-5% $1,107	+0% $1,076	+5% $1,045	+10% $1,014
Rent	-10% $887	-5% $981	+0% $1,076	+5% $1,171	+10% $1,266
Rate	-1.0pp $1,132	-0.5pp $1,104	base $1,076	+0.5pp $1,048	+1.0pp $1,019

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 Cordially Colony Wales, MA	2.0	1.0	640	$2,400	$3.75	0d	1	1.40mi

Listing history 31 events

1. 2026-06-22
   days on market $109,900 Active 108 DOM
2. 2026-06-21
   days on market $109,900 Active 107 DOM
3. 2026-06-21
   days on market $109,900 Active 106 DOM
4. 2026-06-18
   days on market $109,900 Active 104 DOM
5. 2026-06-17
   days on market $109,900 Active 103 DOM
6. 2026-06-16
   days on market $109,900 Active 102 DOM
7. 2026-06-15
   days on market $109,900 Active 101 DOM
8. 2026-06-13
   days on market $109,900 Active 99 DOM
9. 2026-06-12
   days on market $109,900 Active 98 DOM
10. 2026-06-10
    days on market $109,900 Active 96 DOM
11. 2026-06-09
    days on market $109,900 Active 95 DOM
12. 2026-06-08
    days on market $109,900 Active 94 DOM
13. 2026-06-07
    days on market $109,900 Active 93 DOM
14. 2026-06-07
    days on market $109,900 Active 92 DOM
15. 2026-06-05
    days on market $109,900 Active 90 DOM
16. 2026-06-03
    days on market $109,900 Active 89 DOM
17. 2026-06-02
    days on market $109,900 Active 88 DOM
18. 2026-06-01
    days on market $109,900 Active 87 DOM
19. 2026-05-31
    days on market $109,900 Active 86 DOM
20. 2026-05-31
    days on market $109,900 Active 85 DOM
21. 2026-05-12
    price $109,900
22. 2026-04-28
    price $119,900
23. 2026-04-07
    status Back On Market
24. 2026-04-03
    status Under Agreement
25. 2026-03-20
    historical Contingent
26. 2026-03-02
    listed $129,900 New
27. 2025-05-27
    soldstatus $120,000 Sold 711-char remark

    Show marketing remark (711 chars)

    STOP PAYING RENT!! Come see this cozy, 2 BR ranch on a dead end street! Start building equity and enjoy your very own home and property! The large, well-equipped kitchen opens into a lovely sunroom with a pellet stove which opens onto the deck and enclosed gazebo. The roof and front door were replaced approximately 10 years ago. Make this home your own with some thoughtful renovations and see an immediate increase in equity! Stop wasting money on rent! This property is in an area of more expensive homes.Explore the opportunity to be a home owner! Shed included. Low taxes! 5 minutes from the beach at Lake George and 8 minutes from Hamilton Reservoir! See it today before it's gone. Available immediately!

28. 2025-05-01
    status Under Agreement 711-char remark

    Show marketing remark (711 chars)

    STOP PAYING RENT!! Come see this cozy, 2 BR ranch on a dead end street! Start building equity and enjoy your very own home and property! The large, well-equipped kitchen opens into a lovely sunroom with a pellet stove which opens onto the deck and enclosed gazebo. The roof and front door were replaced approximately 10 years ago. Make this home your own with some thoughtful renovations and see an immediate increase in equity! Stop wasting money on rent! This property is in an area of more expensive homes.Explore the opportunity to be a home owner! Shed included. Low taxes! 5 minutes from the beach at Lake George and 8 minutes from Hamilton Reservoir! See it today before it's gone. Available immediately!

29. 2025-04-18
    historical Contingent 711-char remark

    Show marketing remark (711 chars)

    STOP PAYING RENT!! Come see this cozy, 2 BR ranch on a dead end street! Start building equity and enjoy your very own home and property! The large, well-equipped kitchen opens into a lovely sunroom with a pellet stove which opens onto the deck and enclosed gazebo. The roof and front door were replaced approximately 10 years ago. Make this home your own with some thoughtful renovations and see an immediate increase in equity! Stop wasting money on rent! This property is in an area of more expensive homes.Explore the opportunity to be a home owner! Shed included. Low taxes! 5 minutes from the beach at Lake George and 8 minutes from Hamilton Reservoir! See it today before it's gone. Available immediately!

30. 2025-01-03
    listed $129,000 New 711-char remark

    Show marketing remark (711 chars)

    STOP PAYING RENT!! Come see this cozy, 2 BR ranch on a dead end street! Start building equity and enjoy your very own home and property! The large, well-equipped kitchen opens into a lovely sunroom with a pellet stove which opens onto the deck and enclosed gazebo. The roof and front door were replaced approximately 10 years ago. Make this home your own with some thoughtful renovations and see an immediate increase in equity! Stop wasting money on rent! This property is in an area of more expensive homes.Explore the opportunity to be a home owner! Shed included. Low taxes! 5 minutes from the beach at Lake George and 8 minutes from Hamilton Reservoir! See it today before it's gone. Available immediately!

31. 1992-08-04
    soldstatus $47,000

ⓘ 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: $2,371 · $198/mo
• Projected year-2 tax: $2,371 · $198/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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 16 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: $28,800
• − Mortgage interest: −$6,156
• − Property taxes: −$2,371
• − Insurance: −$550
• − Repairs & maintenance: −$2,304
• − Management: −$2,304
• − Depreciation: −$3,197
• Taxable income: $11,918
• Est. tax owed @ 24.0%: −$2,860
• After-tax cash flow: $10,055/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: Wales
• NCES district ID: 2511940
• Math proficiency: 45% ▼ -15.00%
• Reading proficiency: 45% ▼ -20.00%
• Median HH income: $55,550
• Composite: 41.39/100
• National rank: #7325
• State rank: #283 of 371 in MA

Livability — Holland

• Score: 63/100
• State rank: #201
• US rank: #15700

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,704

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: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Romanian 16% Lithuanian 16% Russian 3%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Other Indo-European 1% Spanish 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: ▲ 24.64%
• Current HPI: 297.2095
• 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

+133.8% since first listed

11 events — show timeline

• 2026-05-12 Price Changed $109,900 MLS PIN
• 2026-04-28 Price Changed $119,900 MLS PIN
• 2026-04-07 Relisted — MLS PIN
• 2026-04-03 Pending — MLS PIN
• 2026-03-20 Contingent — MLS PIN
• 2026-03-02 Listed $129,900 MLS PIN
• 2025-05-27 Sold (MLS) $120,000 MLS PIN
• 2025-05-01 Pending — MLS PIN
• 2025-04-18 Contingent — MLS PIN
• 2025-01-03 Listed $129,000 MLS PIN
• 1992-08-04 Sold (Public Records) $47,000 Public Records

Property tax history

+3.4%/yr

Latest (2023): $2,371 · +2.2% YoY. Source: county tax records.