17-19 Bracewell Ave · North Adams, MA 01247

$149,900

6 bd · 2.0 ba · 2,540 sqft · MultiFamily · 122 Days on market

Built 1900 Good condition 6,126 sqft lot $59/sqft · 9% below area Est $165k · 9% under

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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
• ARV discount +11.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.0/5.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +1.9/10.0
• Schools +1.8/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Come put your finishing touches on this beautiful renovation. 2 spacious units with 6 total bedrooms. Gorgeous tile work, kitchens, flooring and much more has already been completed. Come see this one today!

Key facts

• 6,126 sq ft lot
• 2 parking spots
• Built 1900

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1-bath units multifamily listed at $150k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $683/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.7% vs local median 5.8% 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, schools 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.
• 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 $4k 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 $42k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 8y ago; this cycle's ask has dropped $49k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $105k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.07% ✓
• Cap rate: 17.67%
• Cash-on-cash: 40.63%
• DSCR: 2.81
• GRM: 4.0

CMA / ARV

• ARV (median comp): $164,901
• List price: $149,900
• Delta: -9.10%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
66-68 Bracewell Ave	0.09mi	6/2.0	2,544 (+0%)	6mo	$111,500	$44	90
33-35 Hall St	0.06mi	5/2.0 (-1)	2,584 (+2%)	2mo	$279,900	$108	88
164 - 166 Houghton St	0.31mi	6/2.5	2,550 (+0%)	2mo	$130,000	$51	81
62-64 Chase Ave	0.22mi	6/4.0	2,522 (-1%)	2mo	$135,000	$54	79
12-14 Orchard Ter	0.14mi	6/2.0	2,884 (+14%)	0mo	$161,000	$56	71
93-95 Bracewell Ave	0.15mi	7/2.5 (+1)	2,342 (-8%)	15mo	$248,000	$106	61
47-51 Franklin St	0.21mi	5/3.0 (-1)	2,366 (-7%)	13mo	$339,000	$143	59
57 Beacon St	0.26mi	7/3.0 (+1)	2,302 (-9%)	8mo	$275,000	$119	56
152 Furnance St	0.66mi	6/3.0	2,282 (-10%)	5mo	$325,000	$142	44
380 Union St	0.60mi	5/3.0 (-1)	2,864 (+13%)	7mo	$300,000	$105	36
48 Windom Ter	0.59mi	7/2.0 (+1)	2,918 (+15%)	12mo	$399,000	$137	33
183 State St	0.72mi	5/3.0 (-1)	2,672 (+5%)	19mo	$200,000	$75	32

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: 35.3%
• Equity multiple: 2.50×
• Total profit: $62,756
• Equity at exit: $22,351

10-year hold

• IRR: 42.1%
• Equity multiple: 4.98×
• Total profit: $166,958
• Equity at exit: $12,961

Cash invested: $41,972 (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: 8.0×

Monthly cashflow live

• Estimated rent: $3,110 medium
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$653
• Net cashflow: $1,365

Break-even live

Break-even rent $1,382

Max offer price $149,900

Occupancy floor 51%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,110
Total (2 units)			$3,110

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-18
   days on market $149,900 Active 122 DOM
2. 2026-06-17
   days on market $149,900 Active 121 DOM
3. 2026-06-16
   days on market $149,900 Active 120 DOM
4. 2026-06-15
   days on market $149,900 Active 119 DOM
5. 2026-06-13
   days on market $149,900 Active 117 DOM
6. 2026-06-12
   days on market $149,900 Active 116 DOM
7. 2026-06-09
   statusdays on market $149,900 Active 113 DOM
8. 2026-06-08
   days on market $149,900 Price Changed 112 DOM
9. 2026-06-07
   days on market $149,900 Price Changed 111 DOM
10. 2026-06-07
    pricestatusdays on market $149,900 Price Changed 110 DOM
11. 2026-06-04
    days on market $159,900 Active 107 DOM
12. 2026-06-02
    days on market $159,900 Active 106 DOM
13. 2026-06-01
    days on market $159,900 Active 105 DOM
14. 2026-05-31
    days on market $159,900 Active 104 DOM
15. 2026-05-31
    days on market $159,900 Active 103 DOM
16. 2026-05-14
    price $159,900 210-char remark

    Show marketing remark (210 chars)

    Come put your finishing touches on this beautiful renovation. 2 spacious units with 6 total bedrooms. Gorgeous tile work, kitchens, flooring and much more has already been completed. Come see this one today!

17. 2026-04-29
    price $169,900 210-char remark

    Show marketing remark (210 chars)

    Come put your finishing touches on this beautiful renovation. 2 spacious units with 6 total bedrooms. Gorgeous tile work, kitchens, flooring and much more has already been completed. Come see this one today!

18. 2026-04-15
    price $179,900 210-char remark

    Show marketing remark (210 chars)

    Come put your finishing touches on this beautiful renovation. 2 spacious units with 6 total bedrooms. Gorgeous tile work, kitchens, flooring and much more has already been completed. Come see this one today!

19. 2026-03-13
    status Back On Market 210-char remark

    Show marketing remark (210 chars)

    Come put your finishing touches on this beautiful renovation. 2 spacious units with 6 total bedrooms. Gorgeous tile work, kitchens, flooring and much more has already been completed. Come see this one today!

20. 2026-03-10
    historical Contingent 210-char remark

    Show marketing remark (210 chars)

    Come put your finishing touches on this beautiful renovation. 2 spacious units with 6 total bedrooms. Gorgeous tile work, kitchens, flooring and much more has already been completed. Come see this one today!

21. 2026-02-16
    listed $199,000 New 210-char remark

    Show marketing remark (210 chars)

    Come put your finishing touches on this beautiful renovation. 2 spacious units with 6 total bedrooms. Gorgeous tile work, kitchens, flooring and much more has already been completed. Come see this one today!

22. 2023-10-13
    soldstatus $105,000 Closed 796-char remark

    Show marketing remark (796 chars)

    Located in the heart of Downtown North Adams walking distance to Mass MOCA, MCLA, restaurants and shopping. This Two family is a true side by side duplex. Each unit has 3 bedrooms, living room, dining room and kitchen with wood floors. Owner has put it two new furnace and has done electrical updates and roof repairs. The renovations are up to you. One side is habitable while you work on the other side. This property has great potential to either be a nice family own building or a money maker rental. This property also has a nice backyard and a 3 car garage. with a little work you could have a nice return on your money. The source of all representations are from the seller or a public source; broker hasn't verified same. It's recommended that buyer independently verify all information.

23. 2023-07-27
    status Pending 796-char remark

    Show marketing remark (796 chars)

    Located in the heart of Downtown North Adams walking distance to Mass MOCA, MCLA, restaurants and shopping. This Two family is a true side by side duplex. Each unit has 3 bedrooms, living room, dining room and kitchen with wood floors. Owner has put it two new furnace and has done electrical updates and roof repairs. The renovations are up to you. One side is habitable while you work on the other side. This property has great potential to either be a nice family own building or a money maker rental. This property also has a nice backyard and a 3 car garage. with a little work you could have a nice return on your money. The source of all representations are from the seller or a public source; broker hasn't verified same. It's recommended that buyer independently verify all information.

24. 2023-07-12
    status Active 796-char remark

    Show marketing remark (796 chars)

    Located in the heart of Downtown North Adams walking distance to Mass MOCA, MCLA, restaurants and shopping. This Two family is a true side by side duplex. Each unit has 3 bedrooms, living room, dining room and kitchen with wood floors. Owner has put it two new furnace and has done electrical updates and roof repairs. The renovations are up to you. One side is habitable while you work on the other side. This property has great potential to either be a nice family own building or a money maker rental. This property also has a nice backyard and a 3 car garage. with a little work you could have a nice return on your money. The source of all representations are from the seller or a public source; broker hasn't verified same. It's recommended that buyer independently verify all information.

25. 2023-07-06
    status Pending 796-char remark

    Show marketing remark (796 chars)

    Located in the heart of Downtown North Adams walking distance to Mass MOCA, MCLA, restaurants and shopping. This Two family is a true side by side duplex. Each unit has 3 bedrooms, living room, dining room and kitchen with wood floors. Owner has put it two new furnace and has done electrical updates and roof repairs. The renovations are up to you. One side is habitable while you work on the other side. This property has great potential to either be a nice family own building or a money maker rental. This property also has a nice backyard and a 3 car garage. with a little work you could have a nice return on your money. The source of all representations are from the seller or a public source; broker hasn't verified same. It's recommended that buyer independently verify all information.

26. 2023-05-22
    price $129,995 796-char remark

    Show marketing remark (796 chars)

    Located in the heart of Downtown North Adams walking distance to Mass MOCA, MCLA, restaurants and shopping. This Two family is a true side by side duplex. Each unit has 3 bedrooms, living room, dining room and kitchen with wood floors. Owner has put it two new furnace and has done electrical updates and roof repairs. The renovations are up to you. One side is habitable while you work on the other side. This property has great potential to either be a nice family own building or a money maker rental. This property also has a nice backyard and a 3 car garage. with a little work you could have a nice return on your money. The source of all representations are from the seller or a public source; broker hasn't verified same. It's recommended that buyer independently verify all information.

27. 2023-05-09
    status Active 796-char remark

    Show marketing remark (796 chars)

    Located in the heart of Downtown North Adams walking distance to Mass MOCA, MCLA, restaurants and shopping. This Two family is a true side by side duplex. Each unit has 3 bedrooms, living room, dining room and kitchen with wood floors. Owner has put it two new furnace and has done electrical updates and roof repairs. The renovations are up to you. One side is habitable while you work on the other side. This property has great potential to either be a nice family own building or a money maker rental. This property also has a nice backyard and a 3 car garage. with a little work you could have a nice return on your money. The source of all representations are from the seller or a public source; broker hasn't verified same. It's recommended that buyer independently verify all information.

28. 2023-05-03
    status Pending 796-char remark

    Show marketing remark (796 chars)

    Located in the heart of Downtown North Adams walking distance to Mass MOCA, MCLA, restaurants and shopping. This Two family is a true side by side duplex. Each unit has 3 bedrooms, living room, dining room and kitchen with wood floors. Owner has put it two new furnace and has done electrical updates and roof repairs. The renovations are up to you. One side is habitable while you work on the other side. This property has great potential to either be a nice family own building or a money maker rental. This property also has a nice backyard and a 3 car garage. with a little work you could have a nice return on your money. The source of all representations are from the seller or a public source; broker hasn't verified same. It's recommended that buyer independently verify all information.

29. 2023-05-02
    status Active 796-char remark

    Show marketing remark (796 chars)

    Located in the heart of Downtown North Adams walking distance to Mass MOCA, MCLA, restaurants and shopping. This Two family is a true side by side duplex. Each unit has 3 bedrooms, living room, dining room and kitchen with wood floors. Owner has put it two new furnace and has done electrical updates and roof repairs. The renovations are up to you. One side is habitable while you work on the other side. This property has great potential to either be a nice family own building or a money maker rental. This property also has a nice backyard and a 3 car garage. with a little work you could have a nice return on your money. The source of all representations are from the seller or a public source; broker hasn't verified same. It's recommended that buyer independently verify all information.

30. 2023-04-13
    status Pending 796-char remark

    Show marketing remark (796 chars)

    Located in the heart of Downtown North Adams walking distance to Mass MOCA, MCLA, restaurants and shopping. This Two family is a true side by side duplex. Each unit has 3 bedrooms, living room, dining room and kitchen with wood floors. Owner has put it two new furnace and has done electrical updates and roof repairs. The renovations are up to you. One side is habitable while you work on the other side. This property has great potential to either be a nice family own building or a money maker rental. This property also has a nice backyard and a 3 car garage. with a little work you could have a nice return on your money. The source of all representations are from the seller or a public source; broker hasn't verified same. It's recommended that buyer independently verify all information.

31. 2023-03-01
    listed $139,995 Active 796-char remark

    Show marketing remark (796 chars)

    Located in the heart of Downtown North Adams walking distance to Mass MOCA, MCLA, restaurants and shopping. This Two family is a true side by side duplex. Each unit has 3 bedrooms, living room, dining room and kitchen with wood floors. Owner has put it two new furnace and has done electrical updates and roof repairs. The renovations are up to you. One side is habitable while you work on the other side. This property has great potential to either be a nice family own building or a money maker rental. This property also has a nice backyard and a 3 car garage. with a little work you could have a nice return on your money. The source of all representations are from the seller or a public source; broker hasn't verified same. It's recommended that buyer independently verify all information.

32. 2022-04-04
    historical
33. 2021-10-04
    listed $169,900 Active
34. 2019-01-17
    soldstatus $35,000
35. 2018-09-15
    historical
36. 2018-08-29
    listed $39,900
37. 2018-06-15
    listed $53,000

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X · 97% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 9 d/yr ≥92°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $37,320
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$1,416
• − Repairs & maintenance: −$2,986
• − Management: −$2,986
• − Depreciation: −$4,361
• Taxable income: $14,927
• Est. tax owed @ 24.0%: −$3,582
• After-tax cash flow: $12,803/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 · 12 photos

Good 80/100 Cosmetic rehab

This multi-family property is in good condition with recent renovations, including kitchens and bathrooms. It's ready for a new owner to complete the finishing touches and maximize its value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value.
• Both Install new windows — Improves energy efficiency and aesthetics.
• Both Replace old appliances — Keeps the kitchen up-to-date and functional.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value. ↑
• Both Install new windows — Improves energy efficiency and aesthetics. ↑
• Both Replace old appliances — Keeps the kitchen up-to-date and functional. ↑

ⓘ 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: 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

+201.7% since first listed

22 events — show timeline

• 2026-05-14 Price Changed $159,900 MLS PIN
• 2026-04-29 Price Changed $169,900 MLS PIN
• 2026-04-15 Price Changed $179,900 MLS PIN
• 2026-03-13 Relisted — MLS PIN
• 2026-03-10 Contingent — MLS PIN
• 2026-02-16 Listed $199,000 MLS PIN
• 2023-10-13 Sold (MLS) $105,000 BCMLS
• 2023-07-27 Pending — BCMLS
• 2023-07-12 Relisted — BCMLS
• 2023-07-06 Pending — BCMLS
• 2023-05-22 Price Changed $129,995 BCMLS
• 2023-05-09 Relisted — BCMLS
• 2023-05-03 Pending — BCMLS
• 2023-05-02 Relisted — BCMLS
• 2023-04-13 Pending — BCMLS
• 2023-03-01 Listed $139,995 BCMLS
• 2022-04-04 Listing Removed — BCMLS
• 2021-10-04 Listed $169,900 BCMLS
• 2019-01-17 Sold (MLS) $35,000 BCMLS
• 2018-09-15 Listing Removed — BCMLS
• 2018-08-29 Listed $39,900 BCMLS
• 2018-06-15 Listed $53,000 BCMLS