57 E Hawley Rd · Charlemont, MA 01339

$200,000

3 bd · 3.0 ba · 1,900 sqft · SingleFamily public records · 15 Days on market

Built 1966 0.44 ac lot Est $306k · 35% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +11.4/30.0
• Appreciation +6.8/10.0
• 1% rule +3.5/10.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Discover this Cape Cod-style home featuring three bedrooms, three full bathrooms, and 1,900 square feet of living space. Situated on a private lot of just under half an acre, the home is enveloped by trees, ensuring plenty of privacy and shade. The property boasts multiple levels of living space, creating a convenient and open environment. With cathedral ceilings, the interior feels spacious and airy. Abundant natural light floods in through the windows and sliding glass door, which opens to a large wooden deck, ideal for enjoying your morning coffee. A striking brick-faced fireplace serves as the centerpiece of the living room, extending all the way to the upper level. Nearby attractions i

Key facts

• Large wooden deck
• Private lot
• Cape cod style home

Tags

• CAPE COD STYLE HOME
• PRIVATE LOT
• CATHEDRAL CEILINGS
• NATURAL LIGHT
• LARGE WOODEN DECK
• BRICK FACED FIREPLACE

Property features AI

Finance

• Other: Property size listed as 1,900 (above grade finished area); Lot size approximately 0.44 acres
• Financial info: Details not provided
• HOA & community: Community features include public transportation, parks, walk/jog trails, bike path, conservation area, and highway access; Not a senior community

Exterior

• Parking: Three off-street parking spaces
• Security: Details not provided
• Utilities: Private water; Private sewer; Electric with circuit breakers
• Home design: Single family residence; Entry level details not provided; Facing direction not provided
• Construction: Frame construction; Concrete perimeter foundation; Shingle roof; Built year per public records
• Exterior features: Wood deck; Wooded, sloped lot; Public road frontage

Interior

• Kitchen: Water heater
• Bedrooms: Details not provided
• Flooring: Carpet; Hardwood
• Bathrooms: Three full bathrooms
• Heating & cooling: Baseboard heating; Oil heating
• Interior features: Six total rooms; Has one fireplace
• Laundry & utility: Details not provided

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-123 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (10.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (14.8% below list).
• Recommended offer: $170k (14.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Hawlemont (rural): math 20% / reading 20% proficiency, ranked #364 of 371 in MA (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 18 active listings in the ZIP; 89 units permitted in Franklin County in 2024 (22 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $7k appreciation (3.6% local appreciation)).
• Franklin County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $101k; list at $200k implies a 98% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $170,356 (14.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.85% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.46%
• DSCR: 0.94
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $305,900
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 Main St	0.54mi	4/1.5 (+1)	2,018 (+6%)	22mo	$325,000	$161	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.59% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.8%
• Equity multiple: 1.40×
• Total profit: $22,589
• Equity at exit: $96,610

10-year hold

• IRR: 9.4%
• Equity multiple: 2.50×
• Total profit: $83,989
• Equity at exit: $154,305

Cash invested: $56,000 (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 01339

• Home prices YoY: 1.5%
• Active inventory: 18
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,704 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$282 /mo · $3,379/yr
• Insurance: −$83
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $-123

Break-even live

Break-even rent $1,860

Max offer price $178,189

Occupancy floor —

Sensitivity live

Price	-10% $-10	-5% $-67	+0% $-123	+5% $-180	+10% $-237
Rent	-10% $-258	-5% $-191	+0% $-123	+5% $-56	+10% $11
Rate	-1.0pp $-23	-0.5pp $-73	base $-123	+0.5pp $-175	+1.0pp $-228

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-21
   days on market $200,000 Active 15 DOM
2. 2026-06-18
   days on market $200,000 Active 13 DOM
3. 2026-06-17
   days on market $200,000 Active 12 DOM
4. 2026-06-16
   days on market $200,000 Active 11 DOM
5. 2026-06-15
   days on market $200,000 Active 10 DOM
6. 2026-06-13
   days on market $200,000 Active 8 DOM
7. 2026-06-12
   days on market $200,000 Active 7 DOM
8. 2026-06-09
   statusdays on market $200,000 Active 4 DOM
9. 2026-06-08
   days on market $200,000 New 3 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $200,000 New 2 DOM

ⓘ 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: $3,379 · $282/mo
• Projected year-2 tax: $3,379 · $282/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 7/10 Severe FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥90°F today · 19 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: $20,443
• − Mortgage interest: −$11,203
• − Property taxes: −$3,379
• − Insurance: −$1,666
• − Repairs & maintenance: −$1,635
• − Management: −$1,635
• − Depreciation: −$5,818
• Taxable loss: −$4,895
• Est. tax savings @ 24.0%: +$1,175
• After-tax cash flow: $-307/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: Hawlemont
• NCES district ID: 2506000
• Math proficiency: 20% ▼ -10.00%
• Reading proficiency: 20% ▼ -15.00%
• Median HH income: $54,854
• Composite: 21.62/100
• National rank: #13610
• State rank: #364 of 371 in MA

Livability — Charlemont

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 1,361

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 68,566 people
• By 2030: 66,543 · -3.0%
• By 2040: 60,766 · -11.4%
• By 2050: 54,971 · -19.8%
• By 2075: 42,642 · -37.8%
• By 2100: 31,861 · -53.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 1% Asian 1%
• Common ancestry: Lithuanian 17% Romanian 6% Italian 4%
• Foreign-born: 2%
• Languages at home: 98% English-only · Tagalog/Filipino 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid D (+37.8) · D 67.3% · R 29.6% · Other 3.1%
• 2008→2024 swing: -9.9pp toward R · 2008: 47.7pp · 2024: 37.8pp
• All cycles: 2024: D+37.8 2020: D+44.4 2016: D+37.0 2012: D+47.0 2008: D+47.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.59%
• Current HPI: 242.7703
• 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

+106.2% since first listed

3 events — show timeline

• 2026-06-05 Listed $200,000 MLS PIN
• 1989-03-31 Sold (Public Records) $100,880 Public Records
• 1988-01-05 Sold (Public Records) $97,000 Public Records

Property tax history

+2.6%/yr

Latest (2023): $3,379 · +0.7% YoY. Source: county tax records.