43 Access Road 4 Rd · North Adams, MA 01270

$114,999

3 bd · 1.0 ba · 600 sqft · SingleFamily · 81 Days on market

Built 1900 Poor condition 0.47 ac lot

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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 +20.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• Appreciation +6.2/10.0
• 1% rule +5.4/10.0
• Schools +3.5/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

3 Bedroom camp with deeded lake rights at Windsor Pond. Ready for the new owner to make it their dreams into reality, needs well & septic, priced to sell

Key facts

• 0.47 acre lot
• Built 1900
• Listed 80 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $149 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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.
• Central Berkshire (rural): math 32% / reading 47% proficiency, ranked #206 of 302 in MA (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Nessacus Regional Middle School (math 27% / reading 44%, grade F, #175 of 305 statewide, top 58%, 345 students, 0% FRL); Wahconah Regional High (math 47% / reading 62%, grade C-, #157 of 343 statewide, top 47%, 485 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: 6 active listings in the ZIP; 130 units permitted in Berkshire County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($795 loan paydown + $3k appreciation (2.4% local appreciation)).
• Berkshire County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $108,099 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1900 — 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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.04% ✓
• Cap rate: 7.84%
• Cash-on-cash: 5.54%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.0%
• Equity multiple: 1.61×
• Total profit: $19,518
• Equity at exit: $47,646

10-year hold

• IRR: 13.6%
• Equity multiple: 2.90×
• Total profit: $61,134
• Equity at exit: $70,413

Cash invested: $32,200 (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 01270

• Home prices YoY: 0.7%
• Active inventory: 6
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,194 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $149

Break-even live

Break-even rent $1,006

Max offer price $114,999

Occupancy floor 83%

Sensitivity live

Price	-10% $228	-5% $188	+0% $149	+5% $109	+10% $69
Rent	-10% $54	-5% $101	+0% $149	+5% $196	+10% $243
Rate	-1.0pp $207	-0.5pp $178	base $149	+0.5pp $119	+1.0pp $88

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-22
   days on market $114,999 Active 81 DOM
2. 2026-06-19
   days on market $114,999 Active 78 DOM
3. 2026-06-18
   days on market $114,999 Active 77 DOM
4. 2026-06-17
   days on market $114,999 Active 76 DOM
5. 2026-06-16
   days on market $114,999 Active 75 DOM
6. 2026-06-15
   days on market $114,999 Active 74 DOM
7. 2026-06-14
   days on market $114,999 Active 72 DOM
8. 2026-06-12
   days on market $114,999 Active 71 DOM
9. 2026-06-09
   days on market $114,999 Active 68 DOM
10. 2026-06-08
    days on market $114,999 Active 67 DOM
11. 2026-06-07
    days on market $114,999 Active 66 DOM
12. 2026-06-05
    days on market $114,999 Active 63 DOM
13. 2026-06-03
    days on market $114,999 Active 62 DOM
14. 2026-06-02
    days on market $114,999 Active 61 DOM
15. 2026-06-01
    days on market $114,999 Active 60 DOM
16. 2026-05-31
    days on market $114,999 Active 59 DOM
17. 2026-05-30
    days on market $114,999 Active 58 DOM
18. 2026-04-02
    listed $114,999 Active 157-char remark

    Show marketing remark (157 chars)

    3 Bedroom camp with deeded lake rights at Windsor Pond. Ready for the new owner to make it their dreams into reality, needs well & septic, priced to sell

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $14,329
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,146
• − Management: −$1,146
• − Depreciation: −$3,345
• Taxable loss: −$51
• Est. tax savings @ 24.0%: +$12
• After-tax cash flow: $1,795/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.

Condition & rehab AI · 11 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates to bring it up to modern standards, significantly impacting its resale and rental value.

Repairs flagged

• Major roof — visible rust and wear
• Major exterior siding — dilapidated and in poor condition
• Major kitchen appliances — dated and worn
• Major bathroom fixtures — old and worn
• Major flooring — worn and uneven tiles
• Major paint — peeling and bare walls

Value-add opportunities

• Both new roof — improves safety and appearance
• Both exterior siding repair — enhances curb appeal and value
• Both kitchen appliances — modernizes and increases functionality
• Both bathroom fixtures — updates and improves functionality
• Both flooring replacement — creates a more modern and functional space
• Both paint job — updates the interior and enhances the home's appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · visible rust and wear	Major	$15,000–50,000
exterior siding · dilapidated and in poor condition	Major	$15,000–50,000
kitchen appliances · dated and worn	Major	$15,000–50,000
bathroom fixtures · old and worn	Major	$15,000–50,000
flooring · worn and uneven tiles	Major	$15,000–50,000
paint · peeling and bare walls	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both new roof — improves safety and appearance ↑
• Both exterior siding repair — enhances curb appeal and value ↑
• Both kitchen appliances — modernizes and increases functionality ↑
• Both bathroom fixtures — updates and improves functionality ↑
• Both flooring replacement — creates a more modern and functional space ↑
• Both paint job — updates the interior and enhances the home's appearance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Central Berkshire
• NCES district ID: 2503390
• Math proficiency: 32% ▼ -13.00%
• Reading proficiency: 47% ▲ 1.00%
• Median HH income: $58,145
• Composite: 34.8/100
• National rank: #5108
• State rank: #206 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

• City population: 14,967
• Population (ZIP): 1,002

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 (83%)
• Race & ethnicity: White 83% Two or more races 16% Hispanic / Latino 1%
• Common ancestry: Romanian 11% Lithuanian 8% Slovak 7%
• Foreign-born: 2% · Canada, China
• Languages at home: 98% English-only · Chinese 1% Other Indo-European 1%

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: ▲ 2.36%
• Current HPI: 338.0122
• 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

1 event — show timeline

• 2026-04-02 Listed $114,999 BCMLS