26 Mt. Tom Ave · Easthampton, MA 01027

$375,000

2 bd · 1.5 ba · 964 sqft · SingleFamily public records · 71 Days on market

Built 1920 5,000 sqft lot $389/sqft · 8% above area Est $456k · 18% 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 +12.0/30.0
• DSCR +3.5/10.0
• Schools +3.2/10.0
• 1% rule +2.7/10.0
• 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

If you’ve been waiting for something special in Easthampton, this is it. This fully renovated 3-bedroom, 1-bath home offers 1,264 sq ft of well-designed living space near the base of Mount Tom on the quiet Easthampton side. The setting is peaceful and scenic.Inside features a brand new kitchen and bathrooms, polished floors, updated electrical, plumbing, and heating, plus new windows and doors. The finished, carpeted basement adds valuable bonus space. The layout is open, clean, and comfortable.Outside includes an oversized 2–3 car garage and a solid yard with room to enjoy. The location offers privacy while staying close to local amenities.Homes in this area rarely come up and move quickly. Book your showings today!

Key facts

• Fully renovated
• Privacy location
• Brand new kitchen

Tags

• FULLY RENOVATED
• BRAND NEW KITCHEN
• FINISHED CARPETED BASEMENT
• OVERSIZED GARAGE
• SOLID YARD
• PRIVACY LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $-92 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $359k (4.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $287k (23.5% below list).
• Recommended offer: $287k (23.5% 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: 22 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 $11k 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 71 days — a 6% lower offer ($352k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $200k; list at $375k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $286,978 (23.5% 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 71 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1920 — 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. 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?
7. 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.
8. 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.
9. 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: 0.77% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.05%
• DSCR: 0.95
• GRM: 10.9

CMA / ARV

• ARV (median comp): $455,854
• List price: $375,000
• Delta: -17.74%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28 E Green St	0.31mi	2/1.0	1,004 (+4%)	18mo	$375,000	$374	62
48 Cherry St	0.14mi	2/1.0	1,036 (+8%)	23mo	$425,000	$410	60
7 Gaston St	0.28mi	3/1.0 (+1)	883 (-8%)	10mo	$376,000	$426	57
2 Admiral St	0.21mi	3/1.0 (+1)	1,085 (+13%)	9mo	$351,000	$324	55
23 East Maple St	0.54mi	3/1.0 (+1)	984 (+2%)	14mo	$415,000	$422	53
51 Taft Ave	0.75mi	2/1.0	1,052 (+9%)	10mo	$370,000	$352	40
7 Keddy St	0.58mi	3/1.0 (+1)	864 (-10%)	17mo	$310,000	$359	35

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: $-66,704
• Equity at exit: $55,914

10-year hold

• IRR: -10.3%
• Equity multiple: 0.37×
• Total profit: $-66,007
• Equity at exit: $32,423

Cash invested: $105,000 (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: 22
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,870 medium
• Mortgage (P&I): −$1,967
• Tax from tax record: −$236 /mo · $2,832/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$603
• Net cashflow: $-92

Break-even live

Break-even rent $2,986

Max offer price $358,807

Occupancy floor 98%

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $375,000 Active 71 DOM
2. 2026-06-17
   days on market $375,000 Active 70 DOM
3. 2026-06-16
   days on market $375,000 Active 69 DOM
4. 2026-06-15
   days on market $375,000 Active 68 DOM
5. 2026-06-14
   days on market $375,000 Active 66 DOM
6. 2026-06-10
   days on market $375,000 Active 63 DOM
7. 2026-06-09
   days on market $375,000 Active 62 DOM
8. 2026-06-08
   days on market $375,000 Active 61 DOM
9. 2026-06-07
   days on market $375,000 Active 60 DOM
10. 2026-06-03
    days on market $375,000 Active 56 DOM
11. 2026-06-02
    statusdays on market $375,000 Active 55 DOM
12. 2026-06-01
    days on market $375,000 Back On Market 54 DOM
13. 2026-05-31
    days on market $375,000 Back On Market 53 DOM
14. 2026-05-30
    days on market $375,000 Back On Market 52 DOM
15. 2026-05-16
    historical Contingent 738-char remark

    Show marketing remark (738 chars)

    If you’ve been waiting for something special in Easthampton, this is it. This fully renovated 3-bedroom, 1-bath home offers 1,264 sq ft of well-designed living space near the base of Mount Tom on the quiet Easthampton side. The setting is peaceful and scenic.Inside features a brand new kitchen and bathrooms, polished floors, updated electrical, plumbing, and heating, plus new windows and doors. The finished, carpeted basement adds valuable bonus space. The layout is open, clean, and comfortable.Outside includes an oversized 2–3 car garage and a solid yard with room to enjoy. The location offers privacy while staying close to local amenities.Homes in this area rarely come up and move quickly. Book your showings today!

16. 2026-04-08
    listed $375,000 New 738-char remark

    Show marketing remark (738 chars)

    If you’ve been waiting for something special in Easthampton, this is it. This fully renovated 3-bedroom, 1-bath home offers 1,264 sq ft of well-designed living space near the base of Mount Tom on the quiet Easthampton side. The setting is peaceful and scenic.Inside features a brand new kitchen and bathrooms, polished floors, updated electrical, plumbing, and heating, plus new windows and doors. The finished, carpeted basement adds valuable bonus space. The layout is open, clean, and comfortable.Outside includes an oversized 2–3 car garage and a solid yard with room to enjoy. The location offers privacy while staying close to local amenities.Homes in this area rarely come up and move quickly. Book your showings today!

17. 2019-06-03
    soldstatus $200,000 860-char remark

    Show marketing remark (860 chars)

    GOING - GOING - GONE is this 1950s ranch built for the ages. In the same family for over 60 years, you'll feel warm and welcome in this solidly built home. New architectural shingled roof, new high-efficiency Buderus heating system and HTP hot water tank, and brand new 100amp electrical panel and main service line. You'll enjoy original hardwood flooring throughout, including under the carpeted living room and bedroom. Are you more retro than contemporary? Looking value and convenience? You've found it all here! Full basement with good ceiling height, ideal for finishing. Spacious screened-in porch, attached one-car garage with Raynor door opener, and huge back and side yard with lots of space and Mt Tom views. Great location, convenient walk into downtown for shops, restaurants, schools and bike path and just a short drive to Northampton and I-91.

18. 2019-04-02
    listed $209,900 860-char remark

    Show marketing remark (860 chars)

    GOING - GOING - GONE is this 1950s ranch built for the ages. In the same family for over 60 years, you'll feel warm and welcome in this solidly built home. New architectural shingled roof, new high-efficiency Buderus heating system and HTP hot water tank, and brand new 100amp electrical panel and main service line. You'll enjoy original hardwood flooring throughout, including under the carpeted living room and bedroom. Are you more retro than contemporary? Looking value and convenience? You've found it all here! Full basement with good ceiling height, ideal for finishing. Spacious screened-in porch, attached one-car garage with Raynor door opener, and huge back and side yard with lots of space and Mt Tom views. Great location, convenient walk into downtown for shops, restaurants, schools and bike path and just a short drive to Northampton and I-91.

ⓘ 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: $2,832 · $236/mo
• Projected year-2 tax: $3,722 · $310/mo
• Expected delta: +$890/yr (+$74/mo · 31.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $34,437
• − Mortgage interest: −$21,006
• − Property taxes: −$2,832
• − Insurance: −$1,875
• − Repairs & maintenance: −$2,755
• − Management: −$2,755
• − Depreciation: −$10,909
• Taxable loss: −$7,695
• Est. tax savings @ 24.0%: +$1,847
• After-tax cash flow: $747/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

+78.7% since first listed

4 events — show timeline

• 2026-05-16 Contingent — MLS PIN
• 2026-04-08 Listed $375,000 MLS PIN
• 2019-06-03 Sold (MLS) $200,000 MLS PIN
• 2019-04-02 Listed $209,900 MLS PIN

Property tax history

+2.3%/yr

Latest (2023): $2,832 · -11.4% YoY. Source: county tax records.