49 Brenton Ter · Pittsfield, MA 01201

$239,000

4 bd · 1.5 ba · 2,528 sqft · SingleFamily · 21 Days on market

Built 1900 Fair condition 10,454 sqft lot $95/sqft · 17% below area Est $289k · 17% under

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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 +18.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Rent growth +4.4/5.0
• Livability +3.8/5.0
• Schools +2.3/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

This 4-bedroom home is located in a highly desirable neighborhood and sits on a corner lot, offering added space, privacy, and curb appeal. The property features a 2-car garage, 1.5 bathrooms, and a functional layout with wood floors throughout much of the home. A cozy fireplace anchors the main living area, while a built-in smoke and carbon monoxide monitoring system provides added safety. The home does need cosmetic repairs, making it an excellent opportunity for buyers or investors to update and customize while building equity in a sought-after location. Possible conversion to multi-family as well.

Key facts

• Added space
• Privacy
• Curb appeal

Tags

• FUNCTIONAL LAYOUT
• HIGHLY DESIRABLE NEIGHBORHOOD
• ADDED SPACE
• PRIVACY
• CURB APPEAL

Property features AI

Finance

• Financial info: Tax assessed value provided (excluded financial amounts per instructions)

Exterior

• Parking: Off-street parking; 2-car garage
• Security: Alarm system
• Utilities: 200 Amp electric service with circuit breakers; Individual electric meter; Public sewer
• Home design: Property type details not specified; Stories and entry level not specified; Facing direction not specified
• Construction: Building area listed (2,528 total building area); Year built not specified; Construction materials and roof/foundation not specified
• Exterior features: Listed as a fixer property

Interior

• Kitchen: No appliances included
• Bedrooms: 9 total rooms (bedroom count not separately specified)
• Flooring: Carpet; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas heating; Has heating
• Interior features: Alarm system
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $239k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $239k).
• Recommended offer: $235k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 3.7% in Pittsfield — 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 75/100 on livability (#70 in MA, #3,820 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: employment C-, amenities D+, crime D.
• Pittsfield (urban): math 19% / reading 34% proficiency, ranked #272 of 302 in MA (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Stearns (math 32% / reading 52%, grade F, #462 of 938 statewide, top 52%, 234 students, 0% FRL); John T Reid Middle (math 7% / reading 17%, grade F, #283 of 305 statewide, top 93%, 450 students, 0% FRL); Taconic High (math 27% / reading 37%, grade F, #255 of 343 statewide, top 77%, 860 students, 0% FRL) — zoned schools average 0% FRL vs 50% district-wide (50 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+7.7%/yr); 278 active listings in the ZIP; 130 units permitted in Berkshire County in 2024 (10 in 5+ unit buildings).
• This rent runs 41% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 + 7.7% rent growth), your $67k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($235k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $235,415 (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 1900 — 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 D 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: 1.00% ✓
• Cap rate: 7.52%
• Cash-on-cash: 4.38%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (median comp): $289,373
• List price: $239,000
• Delta: -17.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
50 Brenton Ter	0.03mi	5/3.5 (+1)	2,616 (+4%)	13mo	$345,000	$132	69
25 Leroi Dr	0.62mi	4/3.0	2,412 (-5%)	3mo	$435,000	$180	55
89 Robbins Ave	0.61mi	4/2.0	2,378 (-6%)	14mo	$118,000	$50	48
47 Onota St	0.54mi	4/2.0	2,148 (-15%)	1mo	$330,000	$154	47
57 Mckinley Ter	0.34mi	5/2.0 (+1)	2,160 (-15%)	12mo	$349,900	$162	43
145 Union St	0.73mi	5/2.5 (+1)	2,446 (-3%)	11mo	$285,000	$117	42
41 Hampshire St	0.46mi	4/2.0	2,846 (+13%)	20mo	$296,000	$104	39
24 Weston St	0.74mi	5/2.5 (+1)	2,400 (-5%)	11mo	$390,000	$163	39
11 Harding St	0.69mi	3/2.5 (-1)	2,396 (-5%)	14mo	$352,500	$147	38
7 Trova Ter	0.71mi	4/3.0	2,652 (+5%)	19mo	$469,900	$177	37

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 · 7.72% rent growth · sell at horizon

5-year hold

• IRR: -4.3%
• Equity multiple: 0.83×
• Total profit: $-11,195
• Equity at exit: $35,636

10-year hold

• IRR: 10.2%
• Equity multiple: 1.96×
• Total profit: $64,455
• Equity at exit: $20,664

Cash invested: $66,920 (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 01201

• Rents YoY: 7.7%
• Active inventory: 278
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,400 medium
• Mortgage (P&I): −$1,253
• Tax est. 1.5%: −$299 /mo · $3,585/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $244

Break-even live

Break-even rent $2,091

Max offer price $239,000

Occupancy floor 85%

Sensitivity live

Price	-10% $409	-5% $327	+0% $244	+5% $162	+10% $79
Rent	-10% $55	-5% $149	+0% $244	+5% $339	+10% $434
Rate	-1.0pp $365	-0.5pp $305	base $244	+0.5pp $182	+1.0pp $119

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-05
   statusdays on market $239,000 Pending 21 DOM
2. 2026-06-02
   days on market $239,000 Active 20 DOM
3. 2026-06-01
   days on market $239,000 Active 19 DOM
4. 2026-05-31
   days on market $239,000 Active 18 DOM
5. 2026-05-30
   days on market $239,000 Active 17 DOM
6. 2026-05-13
   listed $239,000 Active 608-char remark

ⓘ 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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $28,799
• − Mortgage interest: −$13,388
• − Property taxes: −$3,585
• − Insurance: −$1,195
• − Repairs & maintenance: −$2,304
• − Management: −$2,304
• − Depreciation: −$6,953
• Taxable loss: −$929
• Est. tax savings @ 24.0%: +$223
• After-tax cash flow: $3,154/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 · 30 photos

Fair 45/100 Moderate rehab

This 4-bedroom home in a desirable neighborhood requires moderate repairs and updates to its kitchen, bathrooms, and exterior. Fresh paint and new countertops would significantly enhance its curb appeal and interior aesthetics.

Repairs flagged

• Moderate Kitchen cabinets — Dated appearance
• Moderate Bathtub and fixtures — Appears dated
• Minor Exterior siding — Weathered
• Minor Landscaping — Overgrown and in need of maintenance

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace countertops in kitchen — Modern countertops improve functionality and aesthetics
• Both Update bathroom fixtures — New fixtures enhance functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Dated appearance	Moderate	$3,000–15,000
Bathtub and fixtures · Appears dated	Moderate	$3,000–15,000
Exterior siding · Weathered	Minor	$500–3,000
Landscaping · Overgrown and in need of maintenance	Minor	$500–3,000
Total estimated repair cost · 4 items		$7,000–36,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace countertops in kitchen — Modern countertops improve functionality and aesthetics ↑
• Both Update bathroom fixtures — New fixtures enhance functionality and aesthetics ↑

ⓘ 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: Pittsfield
• NCES district ID: 2509630
• Math proficiency: 19% ▼ -10.00%
• Reading proficiency: 34% ▼ -2.00%
• Median HH income: $44,032
• Composite: 22.67/100
• National rank: #8046
• State rank: #272 of 302 in MA

Livability — Pittsfield

• Score: 75/100
• State rank: #70
• US rank: #3820

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pittsfield, MA
• County: Berkshire County · 44,848 people
• City population: 44,848
• Metro: Pittsfield, MA
• Population (ZIP): 44,848
• Household income: $71,093
• Rent vs Own: 36.5% rent · 63.5% own
• Severe rent burden: 1580.0

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 (78%)
• Race & ethnicity: White 78% Two or more races 10% Hispanic / Latino 9% Black 5% Asian 1%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Lithuanian 8% Romanian 6% Slovak 2%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 6% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -199.88%
• Current HPI: 283.3421
• Rent YoY: ▲ 7.72%
• Metro: Pittsfield, MA
• 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

2 events — show timeline

• 2026-06-04 Pending — BCMLS
• 2026-05-13 Listed $239,000 BCMLS