24 Franklin St · North Adams, MA 01247

$199,900

6 bd · 2.0 ba · 2,749 sqft · SingleFamily public records · 246 Days on market

Built 1900 5,663 sqft lot $73/sqft · 9% above area Est $183k · 9% over

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Why this score? — see what drove the C 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 +26.2/30.0
• DSCR +8.8/10.0
• 1% rule +6.2/10.0
• ARV discount +3.3/15.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.9/10.0
• Schools +1.8/10.0

Listing remarks MLS

Extensive foundation work has been done, along with new 200-amp electric, and high efficiency Gas on demand heat and hot water boiler. Step into this charming 6 bedroom, 3 bath, Circa 1900 Colonial, where historic home meets modern possibilities. The expansive living space is perfect for gatherings, guests, or Airbnb potential. Full size basement for storage. Attic space is extraordinary perfect for Artist space . Unique setup great for large family, guests, or Airbnb Extra lot included for gardening, outdoor activities and more. Bring your vision to life on the with timeless character.

Key facts

• Two unit home
• Jet tub
• Large single

Tags

• TWO UNIT HOME
• LARGE SINGLE
• ADDITIONAL LOT
• JET TUB
• EXTENSIVE INTERIOR WORK

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $507 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 6.0% in North Adams — 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 55/100 on livability (#242 in MA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, cost of living A-; Watch: employment C-, health & safety D, crime F.
• North Adams (town): math 14% / reading 29% proficiency, ranked #291 of 302 in MA (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Brayton (math 8% / reading 27%, grade F, #819 of 938 statewide, top 88%, 228 students, 0% FRL); Drury High (math 16% / reading 24%, grade F, #308 of 343 statewide, top 91%, 493 students, 0% FRL) — zoned schools average 0% FRL vs 53% district-wide (53 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 99 active listings in the ZIP; 130 units permitted in Berkshire County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Berkshire County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 246 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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 $5k; list at $200k implies a 3898% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $175,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 246 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
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: 1.12% ✓
• Cap rate: 9.34%
• Cash-on-cash: 10.88%
• DSCR: 1.48
• GRM: 7.4

CMA / ARV

• ARV (median comp): $182,706
• List price: $199,900
• Delta: 9.41%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
135 E Quincy St	0.54mi	5/2.0 (-1)	2,460 (-10%)	0mo	$30,000	$12	52
80 Elmwood Ave	0.74mi	5/3.5 (-1)	2,777 (+1%)	16mo	$140,500	$51	39

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: -0.1%
• Equity multiple: 1.00×
• Total profit: $-122
• Equity at exit: $29,806

10-year hold

• IRR: 9.6%
• Equity multiple: 1.74×
• Total profit: $41,343
• Equity at exit: $17,284

Cash invested: $55,972 (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 01247

• Home prices YoY: -2.0%
• Active inventory: 99
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,244 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$134 /mo · $1,608/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $507

Break-even live

Break-even rent $1,602

Max offer price $199,900

Occupancy floor 72%

Sensitivity live

Price	-10% $620	-5% $564	+0% $507	+5% $451	+10% $394
Rent	-10% $330	-5% $419	+0% $507	+5% $596	+10% $685
Rate	-1.0pp $608	-0.5pp $558	base $507	+0.5pp $455	+1.0pp $403

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-31
   days on market $199,900 Active 246 DOM
2. 2026-05-04
   status Active 608-char remark

   Show marketing remark (608 chars)

   Extensive foundation work has been done, along with new 200-amp electric, and high efficiency Gas on demand heat and hot water boiler. Step into this charming 6 bedroom, 3 bath, Circa 1900 Colonial, where historic home meets modern possibilities. The expansive living space is perfect for gatherings, guests, or Airbnb potential. Full size basement for storage. Attic space is extraordinary perfect for Artist space . Unique setup great for large family, guests, or Airbnb Extra lot included for gardening, outdoor activities and more. Bring your vision to life on the with timeless character.

3. 2026-05-04
   historical 608-char remark

   Show marketing remark (608 chars)

   Extensive foundation work has been done, along with new 200-amp electric, and high efficiency Gas on demand heat and hot water boiler. Step into this charming 6 bedroom, 3 bath, Circa 1900 Colonial, where historic home meets modern possibilities. The expansive living space is perfect for gatherings, guests, or Airbnb potential. Full size basement for storage. Attic space is extraordinary perfect for Artist space . Unique setup great for large family, guests, or Airbnb Extra lot included for gardening, outdoor activities and more. Bring your vision to life on the with timeless character.

4. 2025-09-24
   listed $199,900 Active 608-char remark

   Show marketing remark (608 chars)

   Extensive foundation work has been done, along with new 200-amp electric, and high efficiency Gas on demand heat and hot water boiler. Step into this charming 6 bedroom, 3 bath, Circa 1900 Colonial, where historic home meets modern possibilities. The expansive living space is perfect for gatherings, guests, or Airbnb potential. Full size basement for storage. Attic space is extraordinary perfect for Artist space . Unique setup great for large family, guests, or Airbnb Extra lot included for gardening, outdoor activities and more. Bring your vision to life on the with timeless character.

5. 2022-09-01
   soldstatus $5,000 Closed 338-char remark

   Show marketing remark (338 chars)

   Extraordinary old time Colonial situated on 3 lots to border Bethel Street. Work has been done but this home needs a seasoned contractor with imagination to bring it back to it's original glory. Over 2,700 Sq. Ft. of space to work with to make it yours. Stunning views! There are no utilities working. Purchase will be as is/where is.

6. 2020-05-20
   historical
7. 2018-05-07
   listed $44,900 Active 338-char remark

   Show marketing remark (338 chars)

   Extraordinary old time Colonial situated on 3 lots to border Bethel Street. Work has been done but this home needs a seasoned contractor with imagination to bring it back to it's original glory. Over 2,700 Sq. Ft. of space to work with to make it yours. Stunning views! There are no utilities working. Purchase will be as is/where is.

8. 2018-05-07
   listed $44,900

   Show marketing remark (338 chars)

   Extraordinary old time Colonial situated on 3 lots to border Bethel Street. Work has been done but this home needs a seasoned contractor with imagination to bring it back to it's original glory. Over 2,700 Sq. Ft. of space to work with to make it yours. Stunning views! There are no utilities working. Purchase will be as is/where is.

ⓘ 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: $1,608 · $134/mo
• Projected year-2 tax: $2,033 · $169/mo
• Expected delta: +$425/yr (+$35/mo · 26.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 9 d/yr ≥92°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,929
• − Mortgage interest: −$11,198
• − Property taxes: −$1,608
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,154
• − Management: −$2,154
• − Depreciation: −$5,815
• Taxable income: $3,000
• Est. tax owed @ 24.0%: −$720
• After-tax cash flow: $5,367/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: North Adams
• NCES district ID: 2508670
• Math proficiency: 14% ▼ -13.00%
• Reading proficiency: 29% ▼ -11.00%
• Median HH income: $36,746
• Composite: 17.83/100
• National rank: #9006
• State rank: #291 of 302 in MA

Livability — North Adams

• Score: 55/100
• State rank: #242
• US rank: #23506

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Adams, MA
• City population: 14,967
• Population (ZIP): 14,967

Population outlook (Berkshire County) Hauer SSP2

• Today (2025): 119,723 people
• By 2030: 114,608 · -4.3%
• By 2040: 102,806 · -14.1%
• By 2050: 91,305 · -23.7%
• By 2075: 71,517 · -40.3%
• By 2100: 57,988 · -51.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 5% Two or more races 4% Asian 3%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Lithuanian 15% Romanian 4% German 2%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · Other Indo-European 2% Spanish 2% French/Haitian/Cajun 0%

Political lean MEDSL · Berkshire

• 2024 margin: Solid D (+39.9) · D 68.9% · R 29.0% · Other 2.1%
• 2008→2024 swing: -12.5pp toward R · 2008: 52.4pp · 2024: 39.9pp
• All cycles: 2024: D+39.9 2020: D+47.1 2016: D+41.5 2012: D+53.7 2008: D+52.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -6.22%
• Current HPI: 298.8949
• 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

+345.2% since first listed

7 events — show timeline

• 2026-05-04 Relisted — BCMLS
• 2026-05-04 Listing Removed — BCMLS
• 2025-09-24 Listed $199,900 BCMLS
• 2022-09-01 Sold (MLS) $5,000 BCMLS
• 2020-05-20 Listing Removed — BCMLS
• 2018-05-07 Listed $44,900 BCMLS
• 2018-05-07 Listed $44,900 BCMLS

Property tax history

+1.9%/yr

Latest (2023): $1,608 · -12.8% YoY. Source: county tax records.