93 Grochmal Ave #126 · Springfield, MA 01151

$95,000

2 bd · 1.0 ba · 720 sqft · Manufactured · 27 Days on market

Built 1969 Fair condition Est $66k · 43% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.6/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable and move in ready! Take a look at this great mobile home in a quiet park with 2 bedrooms and 1 bath that has been freshly painted throughout. The eat kitchen features tons of cabinet space for all of your storage needs. The open concept living room is spacious and bright. Head down the hall to find two bedrooms with built in drawers and a full bathroom, which doubles as your laundry space. Upgrades include insulated replacement windows throughout, a 1 year old hot water heater, a 3 year old mini-split, washer and dryer which are just over 4 years old, and a brand new garbage disposal. Outside offers a cute covered deck and patio space, as well as a large shed for additional storage. Lot fee is $376 per month covering water, taxes, road maintenance, and trash. Showings begin right away! Or make it to the Open House this Sunday 1:00-2:30pm.

Key facts

• Built in drawers
• Updated mini splits
• Eat in kitchen

Tags

• ONE LEVEL LIVING
• UPDATED MINI SPLITS
• EAT IN KITCHEN
• ADDITIONAL CLOSET STORAGE
• BUILT IN DRAWERS
• FULL BATH WITH LAUNDRY

Property features AI

Finance

• Other:
• Financial info:
• HOA & community: Not a senior community

Exterior

• Parking: 2 open parking spaces
• Security:
• Utilities: Public water; Public sewer
• Home design: Mobile home; Approximately built (year provided by owner)
• Construction: Slab foundation
• Exterior features: Paved driveway

Interior

• Kitchen:
• Bedrooms:
• Flooring:
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric baseboard and electric heating; Ductless cooling (mini-split)
• Interior features: Total of 4 rooms
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $95k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $621 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.1% vs local median 5.1% in Springfield — 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 73/100 on livability (#97 in MA) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+, amenities A; Watch: schools D, crime F, employment D-.
• Springfield (urban): math 13% / reading 25% proficiency, ranked #296 of 302 in MA (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 81% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 13 active listings in the ZIP; 453 units permitted in Hampden County in 2024 (116 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Hampden County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $65k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $93,575 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. 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: 1.70% ✓
• Cap rate: 14.13%
• Cash-on-cash: 28.00%
• DSCR: 2.25
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $66,240
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
93 Grochmal Ave #39	0.00mi	2/1.0	624 (-13%)	22mo	$57,500	$92	59

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: 22.2%
• Equity multiple: 1.91×
• Total profit: $24,167
• Equity at exit: $14,165

10-year hold

• IRR: 30.2%
• Equity multiple: 3.71×
• Total profit: $72,053
• Equity at exit: $8,214

Cash invested: $26,600 (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 01151

• Home prices YoY: -11.1%
• Active inventory: 13
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,617 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $621

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 57%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $95,000 Active 27 DOM
2. 2026-06-17
   days on market $95,000 Active 26 DOM
3. 2026-06-16
   days on market $95,000 Active 25 DOM
4. 2026-06-15
   days on market $95,000 Active 24 DOM
5. 2026-06-14
   days on market $95,000 Active 22 DOM
6. 2026-06-13
   days on market $95,000 Active 21 DOM
7. 2026-06-10
   days on market $95,000 Active 19 DOM
8. 2026-06-09
   days on market $95,000 Active 18 DOM
9. 2026-06-08
   days on market $95,000 Active 17 DOM
10. 2026-06-07
    days on market $95,000 Active 16 DOM
11. 2026-06-05
    days on market $95,000 Active 13 DOM
12. 2026-06-03
    days on market $95,000 Active 12 DOM
13. 2026-06-02
    days on market $95,000 Active 11 DOM
14. 2026-06-01
    days on market $95,000 Active 10 DOM
15. 2026-05-31
    days on market $95,000 Active 9 DOM
16. 2026-05-30
    days on market $95,000 Active 8 DOM
17. 2026-05-22
    listed $95,000 New
18. 2023-12-08
    soldstatus $65,000 Sold 863-char remark

    Show marketing remark (863 chars)

    Affordable and move in ready! Take a look at this great mobile home in a quiet park with 2 bedrooms and 1 bath that has been freshly painted throughout. The eat kitchen features tons of cabinet space for all of your storage needs. The open concept living room is spacious and bright. Head down the hall to find two bedrooms with built in drawers and a full bathroom, which doubles as your laundry space. Upgrades include insulated replacement windows throughout, a 1 year old hot water heater, a 3 year old mini-split, washer and dryer which are just over 4 years old, and a brand new garbage disposal. Outside offers a cute covered deck and patio space, as well as a large shed for additional storage. Lot fee is $376 per month covering water, taxes, road maintenance, and trash. Showings begin right away! Or make it to the Open House this Sunday 1:00-2:30pm.

19. 2023-12-03
    status Under Agreement 863-char remark

    Show marketing remark (863 chars)

    Affordable and move in ready! Take a look at this great mobile home in a quiet park with 2 bedrooms and 1 bath that has been freshly painted throughout. The eat kitchen features tons of cabinet space for all of your storage needs. The open concept living room is spacious and bright. Head down the hall to find two bedrooms with built in drawers and a full bathroom, which doubles as your laundry space. Upgrades include insulated replacement windows throughout, a 1 year old hot water heater, a 3 year old mini-split, washer and dryer which are just over 4 years old, and a brand new garbage disposal. Outside offers a cute covered deck and patio space, as well as a large shed for additional storage. Lot fee is $376 per month covering water, taxes, road maintenance, and trash. Showings begin right away! Or make it to the Open House this Sunday 1:00-2:30pm.

20. 2023-11-22
    listed $69,900 New 863-char remark

    Show marketing remark (863 chars)

    Affordable and move in ready! Take a look at this great mobile home in a quiet park with 2 bedrooms and 1 bath that has been freshly painted throughout. The eat kitchen features tons of cabinet space for all of your storage needs. The open concept living room is spacious and bright. Head down the hall to find two bedrooms with built in drawers and a full bathroom, which doubles as your laundry space. Upgrades include insulated replacement windows throughout, a 1 year old hot water heater, a 3 year old mini-split, washer and dryer which are just over 4 years old, and a brand new garbage disposal. Outside offers a cute covered deck and patio space, as well as a large shed for additional storage. Lot fee is $376 per month covering water, taxes, road maintenance, and trash. Showings begin right away! Or make it to the Open House this Sunday 1:00-2:30pm.

ⓘ 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: $19,402
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,552
• − Management: −$1,552
• − Depreciation: −$2,764
• Taxable income: $6,312
• Est. tax owed @ 24.0%: −$1,515
• After-tax cash flow: $5,934/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

Fair 45/100 Moderate rehab

This mobile home requires moderate renovations to update the kitchen and bathroom, paint the exterior siding, and replace the HVAC system. These updates would significantly increase its resale and rental value.

Repairs flagged

• Major kitchen cabinets — dated and worn
• Major kitchen flooring — dated and worn
• Major bathroom vanity — dated and worn
• Major exterior siding — paint peeling

Value-add opportunities

• Resale update kitchen cabinets and flooring — modernizing the kitchen would attract more buyers
• Resale update bathroom vanity — modernizing the bathroom would attract more buyers
• Both paint exterior siding — improving the curb appeal would attract more buyers and renters
• Both replace HVAC system — modernizing the HVAC system would improve comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Major	$15,000–50,000
kitchen flooring · dated and worn	Major	$15,000–50,000
bathroom vanity · dated and worn	Major	$15,000–50,000
exterior siding · paint peeling	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale update kitchen cabinets and flooring — modernizing the kitchen would attract more buyers ↑
• Resale update bathroom vanity — modernizing the bathroom would attract more buyers ↑
• Both paint exterior siding — improving the curb appeal would attract more buyers and renters ↑
• Both replace HVAC system — modernizing the HVAC system would improve comfort and energy efficiency ↑

ⓘ 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: Springfield
• NCES district ID: 2511130
• Math proficiency: 13% ▼ -12.00%
• Reading proficiency: 25% ▼ -5.00%
• Median HH income: $34,938
• Composite: 15.6/100
• National rank: #9293
• State rank: #296 of 302 in MA

Livability — Springfield

• Score: 73/100
• State rank: #97
• US rank: #5195

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Springfield, MA
• City population: 61,006
• Population (ZIP): 9,627

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Hispanic / Latino 47% White 31% Two or more races 23% Black 17% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 37% Dominican 3%
• Common ancestry: Romanian 6% Lithuanian 5% Russian 2%
• Foreign-born: 12% · Canada
• Languages at home: 57% English-only · Spanish 38% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -43.91%
• Current HPI: 353.0147
• 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

+35.9% since first listed

4 events — show timeline

• 2026-05-22 Listed $95,000 MLS PIN
• 2023-12-08 Sold (MLS) $65,000 MLS PIN
• 2023-12-03 Pending — MLS PIN
• 2023-11-22 Listed $69,900 MLS PIN