40 Laurel St · Holyoke, MA 01040

$300,000

4 bd · 2.0 ba · 1,728 sqft · MultiFamily public records · 76 Days on market

Built 1900 4,461 sqft lot $174/sqft · 16% below area Est $359k · 16% 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 +14.9/15.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Fantastic INVESTMENT OPPORTUNITY with tenants in place! Renovated in 2019/2020 with vinyl siding, windows, roof, 1st Floor: kitchen cabintes, counters, flooring, Bath Shower Stall, & Mini-split for Heat/ AC! Conveniently located off Northampton St, this home offers quick access to 91 & all amenities! Well maintained 1st floor unit features airy floor plan with Living Rm offering double & single closets, recs lights & crisp Kitchen offering newer (2026 Gas Range) & Fridge. Main Bedrm has access to adorable 2nd Bedrm, perfect for nursery or office. 2nd floor features 2 Bedrms, cute office space, hardwood floors throughout, in unit laundry, cozy enclosed 3 Season Rm with pine ceilings & BONUS walk-up Attic to expand your possibilities offering tons of storage! Additional highlights include Lead Certificate, seperate electric panels, Hot Water tanks & laundry hook up in the basement for 1st floor unit. Small lot size makes for low maintenance!! A great addition to build your portfolio!

Key facts

• Renovated in 2019
• Walk up attic
• Newer gas range

Tags

• RENOVATED IN 2019
• VINYL SIDING
• NEWER GAS RANGE
• COZY ENCLOSED 3 SEASON RM
• WALK UP ATTIC
• LEAD CERTIFICATE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $300k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $300k).
• Recommended offer: $282k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 5.3% in Holyoke — 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 62/100 on livability (#203 in MA) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+, housing B; Watch: schools F, crime F, amenities F.
• Holyoke (suburban): math 5% / reading 14% proficiency, ranked #302 of 302 in MA (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 43 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 453 units permitted in Hampden County in 2024 (116 in 5+ unit buildings).
• At $4,187/mo this rent would consume 94% of the median local household income ($54k/yr) (locally 2404% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 $84k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 30y ago; this cycle's ask has dropped $50k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $47k; list at $300k implies a 538% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 23% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $282,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% 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 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: 1.40% ✓
• Cap rate: 11.46%
• Cash-on-cash: 18.47%
• DSCR: 1.82
• GRM: 6.0

CMA / ARV

• ARV (median comp): $358,834
• List price: $300,000
• Delta: -16.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
56 Laurel St	0.09mi	5/2.0 (+1)	1,622 (-6%)	7mo	$303,000	$187	75
12-14 Harrison Ave	0.12mi	4/2.0	1,768 (+2%)	19mo	$330,000	$187	75
12 Temple St	0.23mi	4/2.0	1,872 (+8%)	4mo	$345,000	$184	72
14-16 W Glen St	0.20mi	4/2.0	1,836 (+6%)	17mo	$330,000	$180	66
69 Gates St	0.43mi	4/2.0	1,940 (+12%)	3mo	$165,000	$85	57

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: 10.2%
• Equity multiple: 1.40×
• Total profit: $33,740
• Equity at exit: $44,731

10-year hold

• IRR: 19.3%
• Equity multiple: 2.61×
• Total profit: $135,498
• Equity at exit: $25,939

Cash invested: $84,000 (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 01040

• Home prices YoY: -33.2%
• Active inventory: 43
• Price-to-rent: 17.9×

Monthly cashflow live

• Estimated rent: $4,187 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$317 /mo · $3,803/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$879
• Net cashflow: $1,293

Break-even live

Break-even rent $2,551

Max offer price $300,000

Occupancy floor 64%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$4,188
Total (3 units)			$4,187

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
53 Forest St Chicopee, MA	3.0	1.0	1100	$1,650	$1.50	43d	1	0.88mi
293 Clemente St Unit 3R Holyoke, MA	3.0	1.0	1100	$1,750	$1.59	21d	1	0.92mi
297 Beech St Unit 3 Holyoke, MA	4.0	1.0	1600	$2,500	$1.56	43d	1	0.94mi
664 Chicopee St Chicopee, MA	3.0	1.0	1458	$3,400	$2.33	43d	1	0.96mi
664 Chicopee St Unit 2 Chicopee, MA	3.0	1.0	1458	$2,000	$1.37	13d	1	0.96mi
109 Ridgewood Ave Holyoke, MA	3.0	1.5	1584	$2,499	$1.58	43d	1	1.01mi
11 Worcester Pl Unit 2 Holyoke, MA	3.0	1.0	1500	$1,850	$1.23	21d	1	1.04mi
828 Chicopee St Chicopee, MA	3.0	1.0	1250	$1,795	$1.44	21d	1	1.11mi
12 Saint James Ave Holyoke, MA	3.0	1.0	1295	$2,100	$1.62	13d	1	1.16mi
926 Chicopee St Unit 34 Chicopee, MA	3.0	1.0	1200	$1,900	$1.58	43d	1	1.23mi

Listing history 22 events

1. 2026-06-18
   days on market $300,000 Active 76 DOM
2. 2026-06-17
   days on market $300,000 Active 75 DOM
3. 2026-06-16
   statusdays on market $300,000 Active 74 DOM
4. 2026-06-15
   days on market $300,000 Price Changed 73 DOM
5. 2026-06-14
   pricestatusdays on market $300,000 Price Changed 71 DOM
6. 2026-06-10
   days on market $340,000 Active 68 DOM
7. 2026-06-09
   days on market $340,000 Active 67 DOM
8. 2026-06-08
   days on market $340,000 Active 66 DOM
9. 2026-06-07
   days on market $340,000 Active 65 DOM
10. 2026-06-03
    days on market $340,000 Active 61 DOM
11. 2026-06-02
    statusdays on market $340,000 Active 60 DOM
12. 2026-06-01
    days on market $340,000 Price Changed 59 DOM
13. 2026-05-31
    days on market $340,000 Price Changed 58 DOM
14. 2026-05-30
    pricestatusdays on market $340,000 Price Changed 57 DOM
15. 2026-04-27
    status Back On Market 1025-char remark

    Show marketing remark (1025 chars)

    Fantastic INVESTMENT OPPORTUNITY with tenants in place! Renovated in 2019/2020 with vinyl siding, windows, roof, 1st Floor: kitchen cabintes, counters, flooring, Bath Shower Stall, & Mini-split for Heat/ AC! Conveniently located off Northampton St, this home offers quick access to 91 & all amenities! Well maintained 1st floor unit features airy floor plan with Living Rm offering double & single closets, recs lights & crisp Kitchen offering newer (2026 Gas Range) & Fridge. Main Bedrm has access to adorable 2nd Bedrm, perfect for nursery or office. 2nd floor features 2 Bedrms, cute office space, hardwood floors throughout, in unit laundry, cozy enclosed 3 Season Rm with pine ceilings & BONUS walk-up Attic to expand your possibilities offering tons of storage! Additional highlights include Lead Certificate, seperate electric panels, Hot Water tanks & laundry hook up in the basement for 1st floor unit. Small lot size makes for low maintenance!! A great addition to build your portfolio!

16. 2026-04-16
    status Under Agreement 1025-char remark

    Show marketing remark (1025 chars)

    Fantastic INVESTMENT OPPORTUNITY with tenants in place! Renovated in 2019/2020 with vinyl siding, windows, roof, 1st Floor: kitchen cabintes, counters, flooring, Bath Shower Stall, & Mini-split for Heat/ AC! Conveniently located off Northampton St, this home offers quick access to 91 & all amenities! Well maintained 1st floor unit features airy floor plan with Living Rm offering double & single closets, recs lights & crisp Kitchen offering newer (2026 Gas Range) & Fridge. Main Bedrm has access to adorable 2nd Bedrm, perfect for nursery or office. 2nd floor features 2 Bedrms, cute office space, hardwood floors throughout, in unit laundry, cozy enclosed 3 Season Rm with pine ceilings & BONUS walk-up Attic to expand your possibilities offering tons of storage! Additional highlights include Lead Certificate, seperate electric panels, Hot Water tanks & laundry hook up in the basement for 1st floor unit. Small lot size makes for low maintenance!! A great addition to build your portfolio!

17. 2026-04-03
    historical Contingent 1025-char remark

    Show marketing remark (1025 chars)

    Fantastic INVESTMENT OPPORTUNITY with tenants in place! Renovated in 2019/2020 with vinyl siding, windows, roof, 1st Floor: kitchen cabintes, counters, flooring, Bath Shower Stall, & Mini-split for Heat/ AC! Conveniently located off Northampton St, this home offers quick access to 91 & all amenities! Well maintained 1st floor unit features airy floor plan with Living Rm offering double & single closets, recs lights & crisp Kitchen offering newer (2026 Gas Range) & Fridge. Main Bedrm has access to adorable 2nd Bedrm, perfect for nursery or office. 2nd floor features 2 Bedrms, cute office space, hardwood floors throughout, in unit laundry, cozy enclosed 3 Season Rm with pine ceilings & BONUS walk-up Attic to expand your possibilities offering tons of storage! Additional highlights include Lead Certificate, seperate electric panels, Hot Water tanks & laundry hook up in the basement for 1st floor unit. Small lot size makes for low maintenance!! A great addition to build your portfolio!

18. 2026-03-23
    listed $350,000 New 1025-char remark

    Show marketing remark (1025 chars)

    Fantastic INVESTMENT OPPORTUNITY with tenants in place! Renovated in 2019/2020 with vinyl siding, windows, roof, 1st Floor: kitchen cabintes, counters, flooring, Bath Shower Stall, & Mini-split for Heat/ AC! Conveniently located off Northampton St, this home offers quick access to 91 & all amenities! Well maintained 1st floor unit features airy floor plan with Living Rm offering double & single closets, recs lights & crisp Kitchen offering newer (2026 Gas Range) & Fridge. Main Bedrm has access to adorable 2nd Bedrm, perfect for nursery or office. 2nd floor features 2 Bedrms, cute office space, hardwood floors throughout, in unit laundry, cozy enclosed 3 Season Rm with pine ceilings & BONUS walk-up Attic to expand your possibilities offering tons of storage! Additional highlights include Lead Certificate, seperate electric panels, Hot Water tanks & laundry hook up in the basement for 1st floor unit. Small lot size makes for low maintenance!! A great addition to build your portfolio!

19. 2022-05-12
    price $1,100
20. 1996-12-12
    soldstatus $47,000 175-char remark

    Show marketing remark (175 chars)

    NICE 2-FAMILY IN GOOD CONDITION! HARDWOOD FLOORS, NICE ENCLOSED PORCHES. POSSIBILITY OF EXPANSION INTO ATTIC. COULD ALSO BE MADE BACK TO ITS ORIGINAL STATE AS A SINGLE FAMILY.

21. 1996-12-12
    soldstatus $47,000

    Show marketing remark (175 chars)

    NICE 2-FAMILY IN GOOD CONDITION! HARDWOOD FLOORS, NICE ENCLOSED PORCHES. POSSIBILITY OF EXPANSION INTO ATTIC. COULD ALSO BE MADE BACK TO ITS ORIGINAL STATE AS A SINGLE FAMILY.

22. 1996-07-13
    listed $59,900 175-char remark

    Show marketing remark (175 chars)

    NICE 2-FAMILY IN GOOD CONDITION! HARDWOOD FLOORS, NICE ENCLOSED PORCHES. POSSIBILITY OF EXPANSION INTO ATTIC. COULD ALSO BE MADE BACK TO ITS ORIGINAL STATE AS A SINGLE FAMILY.

ⓘ 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: $3,803 · $317/mo
• Projected year-2 tax: $3,803 · $317/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% 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: $50,244
• − Mortgage interest: −$16,805
• − Property taxes: −$3,803
• − Insurance: −$1,500
• − Repairs & maintenance: −$4,020
• − Management: −$4,020
• − Depreciation: −$8,727
• Taxable income: $11,370
• Est. tax owed @ 24.0%: −$2,729
• After-tax cash flow: $12,782/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: Holyoke
• NCES district ID: 2506270
• Math proficiency: 5% ▼ -7.00%
• Reading proficiency: 14% ▼ -5.00%
• Median HH income: $35,495
• Composite: 7.79/100
• National rank: #9934
• State rank: #302 of 302 in MA

Livability — Holyoke

• Score: 62/100
• State rank: #203
• US rank: #16308

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Holyoke, MA
• County: Hampden County · 230,965 people
• City population: 37,813
• Metro: Springfield, MA
• Population (ZIP): 37,813
• Household income: $53,605
• Rent vs Own: 58.7% rent · 41.3% own
• Severe rent burden: 2404.0

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: Majority Hispanic (52%)
• Race & ethnicity: Hispanic / Latino 52% White 43% Two or more races 23% Black 2%
• Hispanic origin (detail): Puerto Rican 45% Dominican 2%
• Common ancestry: Lithuanian 5% Romanian 4% Slovak 1%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 58% English-only · Spanish 39% Russian/Polish/Slavic 1% French/Haitian/Cajun 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: ▼ -146.03%
• Current HPI: 293.93
• Rent YoY: —
• Metro: Springfield, 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

+484.3% since first listed

8 events — show timeline

• 2026-04-27 Relisted — MLS PIN
• 2026-04-16 Pending — MLS PIN
• 2026-04-03 Contingent — MLS PIN
• 2026-03-23 Listed $350,000 MLS PIN
• 2022-05-12 Price Changed $1,100 RENT.
• 1996-12-12 Sold (Public Records) $47,000 Public Records
• 1996-12-12 Sold (MLS) $47,000 MLS PIN
• 1996-07-13 Listed $59,900 MLS PIN

Property tax history

+7.2%/yr

Latest (2023): $3,803 · -0.5% YoY. Source: county tax records.