16-18 Daniel St · Springfield, MA 01151

$359,900

4 bd · 2.0 ba · 1,728 sqft · MultiFamily · 21 Days on market

Built 1983 Fair condition 0.39 ac lot Est $339k · 6% over

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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).

• Cash flow +20.7/30.0
• DSCR +6.6/10.0
• 1% rule +5.5/10.0
• ARV discount +4.7/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks

Rare opportunity to own one or two side by side duplexes. 16-18 Daniel Street and 26-28 Daniel Street are listed separately with off street paved parking area between duplexes. Each duplex has one unit vacant and ready to occupy. All Units have a refrigerator, stove, and hookups for washer and dryer in separated basements. Each unit has spacious kitchen with eat in area, large bright living room, two large bedrooms upstairs with full bathroom. 16-18 Daniel has a larger back yard with lots of potential. Long term tenant on left side of each Duplex to remain with sale.

Key facts

• Separated basements
• Spacious kitchen
• Larger back yard

Tags

• OFF STREET PAVED PARKING
• SEPARATED BASEMENTS
• SPACIOUS KITCHEN
• LARGE BRIGHT LIVING ROOM
• LARGER BACK YARD

Property features AI

Finance

• Other: Property is active; Address: 16-18 Daniel St, Springfield MA 01151; Lot size approximately 0.39 acres
• HOA & community: Not a senior community

Exterior

• Parking: 4 open parking spaces; Paved drive and off-street parking
• Utilities: Public water; Public sewer; Electric with circuit breakers; Wired for electric range and electric dryer
• Home design: 2-family side-by-side configuration; 6 stories (building total); Yellow exterior
• Construction: Frame construction; Concrete perimeter foundation; Built (year per public records)
• Exterior features: Shingle roof; Public road frontage; Public amenities nearby: public transportation, shopping, tennis courts, park

Interior

• Kitchen: Range; Refrigerator
• Flooring: Vinyl; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: Living room; Kitchen; Laundry room; Bathroom with tub & shower; Total of 8 rooms
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $360k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $489 ($6k/yr) — positive. Per door: $244/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $360k).
• Recommended offer: $355k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.9% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $2k of loan paydown is wiped out by about $11k 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.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($355k) is reasonable based on typical stale-listing flexibility.

Recommended offer $354,501 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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. 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?
8. 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.
9. 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.
10. 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: 1.05% ✓
• Cap rate: 7.92%
• Cash-on-cash: 5.82%
• DSCR: 1.26
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $338,688
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13-15 Decatur St	0.24mi	4/2.0	1,824 (+6%)	4mo	$340,000	$186	76
36-38 Montcalm St	0.41mi	4/2.0	1,680 (-3%)	7mo	$350,000	$208	71
57-59 Martha St	0.11mi	4/2.0	1,976 (+14%)	4mo	$299,000	$151	67
1275 Worcester St	0.32mi	5/2.0 (+1)	1,865 (+8%)	8mo	$365,000	$196	60
57-59 Dubois St	0.52mi	4/2.0	1,632 (-6%)	17mo	$288,000	$176	52
140 Cardinal St	0.66mi	4/3.0	1,872 (+8%)	3mo	$420,000	$224	49

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: -7.3%
• Equity multiple: 0.73×
• Total profit: $-27,134
• Equity at exit: $53,662

10-year hold

• IRR: 2.3%
• Equity multiple: 1.17×
• Total profit: $16,686
• Equity at exit: $31,118

Cash invested: $100,772 (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: 15.9×

Monthly cashflow live

• Estimated rent: $3,767 high
• Mortgage (P&I): −$1,887
• Tax est. 1.5%: −$450 /mo · $5,398/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$791
• Net cashflow: $489

Break-even live

Break-even rent $3,148

Max offer price $359,900

Occupancy floor 82%

Sensitivity live

Price	-10% $737	-5% $613	+0% $489	+5% $364	+10% $240
Rent	-10% $191	-5% $340	+0% $489	+5% $638	+10% $786
Rate	-1.0pp $670	-0.5pp $580	base $489	+0.5pp $395	+1.0pp $301

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,768
Total (2 units)			$3,767

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: $89,975
• Closing costs: $10,797
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19-21 Daniel St Unit 19 Springfield, MA	3.0	1.0	1050	$2,000	$1.90	44d	1	0.06mi
35 Healey St Unit 3rd Floor Indian Orchard, MA	3.0	1.0	1200	$2,000	$1.67	14d	1	0.36mi
1142 Boston Rd Unit 1142 Springfield, MA	3.0	1.5	2150	$2,475	$1.15	14d	1	1.01mi
137 Cobb St Springfield, MA	4.0	2.0	1500	$2,500	$1.67	44d	1	1.26mi
33 Cypress St Unit 35 Ludlow, MA	4.0	1.5	1250	$2,150	$1.72	21d	1	1.44mi

Listing history 17 events

1. 2026-06-18
   days on market $359,900 Active 21 DOM
2. 2026-06-17
   days on market $359,900 Active 20 DOM
3. 2026-06-16
   days on market $359,900 Active 19 DOM
4. 2026-06-15
   days on market $359,900 Active 18 DOM
5. 2026-06-14
   days on market $359,900 Active 16 DOM
6. 2026-06-13
   days on market $359,900 Active 15 DOM
7. 2026-06-10
   days on market $359,900 Active 13 DOM
8. 2026-06-09
   days on market $359,900 Active 12 DOM
9. 2026-06-08
   days on market $359,900 Active 11 DOM
10. 2026-06-07
    days on market $359,900 Active 10 DOM
11. 2026-06-05
    days on market $359,900 Active 7 DOM
12. 2026-06-03
    days on market $359,900 Active 6 DOM
13. 2026-06-02
    days on market $359,900 Active 5 DOM
14. 2026-06-01
    statusdays on market $359,900 Active 4 DOM
15. 2026-05-31
    days on market $359,900 New 3 DOM
16. 2026-05-30
    days on market $359,900 New 2 DOM
17. 2026-05-28
    listed $359,900 New

ⓘ 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: $45,204
• − Mortgage interest: −$20,160
• − Property taxes: −$5,398
• − Insurance: −$1,800
• − Repairs & maintenance: −$3,616
• − Management: −$3,616
• − Depreciation: −$10,470
• Taxable income: $144
• Est. tax owed @ 24.0%: −$34
• After-tax cash flow: $5,830/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 · 13 photos

Fair 45/100 Moderate rehab

The home is in fair condition with some minor repairs and maintenance needed. Painting and updating the flooring would significantly increase its resale and rental value.

Repairs flagged

• Minor Paint — The paint on the interior walls and exterior siding shows some wear and discoloration.
• Minor Landscaping — The landscaping is simple and could benefit from some updates to enhance curb appeal.

Value-add opportunities

• Both Paint the interior walls and exterior siding — Painting the interior and exterior will improve the home's curb appeal and overall condition, making it more attractive to potential buyers or renters.
• Both Replace the carpet in the kitchen and living areas — Replacing the carpet with a more modern and durable option will improve the home's appearance and functionality, making it more appealing to potential buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · The paint on the interior walls and exterior siding shows some wear and discoloration.	Minor	$500–3,000
Landscaping · The landscaping is simple and could benefit from some updates to enhance curb appeal.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint the interior walls and exterior siding — Painting the interior and exterior will improve the home's curb appeal and overall condition, making it more attractive to potential buyers or renters. ↑
• Both Replace the carpet in the kitchen and living areas — Replacing the carpet with a more modern and durable option will improve the home's appearance and functionality, making it more appealing to potential buyers or renters. ↑

ⓘ 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

1 event — show timeline

• 2026-05-28 Listed $359,900 MLS PIN