14-18 Loftus St #0 · North Adams, MA 01247

$110,000

15 bd · 9.0 ba · 2,208 sqft · MultiFamily · 27 Days on market

Built 1880 Poor condition 0.39 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +1.9/10.0
• Schools +1.8/10.0
• Condition / age +1.0/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Handyman special being sold in ''As is'' condition. Two-family, vinyl-sided home close to downtown. Apt. 1 is in need of repair and updating. Apt. 2 is currently uninhabitable.

Key facts

• 0.39 acre lot
• Built 1880
• Listed 27 days

Property features AI

Finance

• Other: Listing status: Active; Photos available: 17; Listing broker: MONARCH REALTY, INC.
• Financial info: Property listed as a fixer

Exterior

• Utilities: Electric: Other; Public sewer
• Home design: Property type: Multifamily (unit-based information present)
• Construction: Slate roof; Total building area approximately 2208
• Exterior features: Directions: River Street toward Williamstown; take the second right past Veazie Street — home is the second one on the right

Interior

• Bedrooms: Unit includes 3 bedrooms
• Flooring: Wood
• Bathrooms: 2 full bathrooms; 2 half bathrooms; Unit bath count: 1
• Interior features: Wood flooring; Fixer condition

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.5-bath units multifamily listed at $110k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $2k ($28k/yr) — positive. Per door: $776/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 32.3% vs local median 5.8% in North Adams — 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 55/100 on livability (#242 in MA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, cost of living A-; Watch: employment C-, health & safety D, crime F.
• North Adams (town): math 14% / reading 29% proficiency, ranked #291 of 302 in MA (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Brayton (math 8% / reading 27%, grade F, #819 of 938 statewide, top 88%, 228 students, 0% FRL); Drury High (math 16% / reading 24%, grade F, #308 of 343 statewide, top 91%, 493 students, 0% FRL) — zoned schools average 0% FRL vs 53% district-wide (53 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 99 active listings in the ZIP; 130 units permitted in Berkshire County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $31k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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 $10k; list at $110k implies a 1000% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1880 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,350 (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. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 3.62% ✓
• Cap rate: 32.31%
• Cash-on-cash: 92.91%
• DSCR: 5.13
• GRM: 2.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 91.5%
• Equity multiple: 5.24×
• Total profit: $130,621
• Equity at exit: $16,401

10-year hold

• IRR: 94.4%
• Equity multiple: 10.91×
• Total profit: $305,152
• Equity at exit: $9,511

Cash invested: $30,800 (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 01247

• Home prices YoY: -2.0%
• Active inventory: 99
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $3,981 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$836
• Net cashflow: $2,329

Break-even live

Break-even rent $1,033

Max offer price $110,000

Occupancy floor 36%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1.5	$3,981
Total (3 units)			$3,981

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   statusdays on market $110,000 Pending 27 DOM
2. 2026-06-17
   days on market $110,000 Active 26 DOM
3. 2026-06-16
   days on market $110,000 Active 25 DOM
4. 2026-06-15
   days on market $110,000 Active 24 DOM
5. 2026-06-13
   days on market $110,000 Active 22 DOM
6. 2026-06-12
   days on market $110,000 Active 21 DOM
7. 2026-06-09
   days on market $110,000 Active 18 DOM
8. 2026-06-08
   days on market $110,000 Active 17 DOM
9. 2026-06-07
   days on market $110,000 Active 16 DOM
10. 2026-06-07
    days on market $110,000 Active 15 DOM
11. 2026-06-04
    days on market $110,000 Active 12 DOM
12. 2026-06-02
    days on market $110,000 Active 11 DOM
13. 2026-06-01
    days on market $110,000 Active 10 DOM
14. 2026-05-31
    days on market $110,000 Active 9 DOM
15. 2026-05-31
    days on market $110,000 Active 8 DOM
16. 2026-05-22
    listed $110,000 Active
17. 2014-11-17
    soldstatus $10,000 178-char remark

    Show marketing remark (178 chars)

    Handyman special being sold in ''As is'' condition. Two-family, vinyl-sided home close to downtown. Apt. 1 is in need of repair and updating. Apt. 2 is currently uninhabitable.

18. 2014-06-16
    listed $32,000 178-char remark

    Show marketing remark (178 chars)

    Handyman special being sold in ''As is'' condition. Two-family, vinyl-sided home close to downtown. Apt. 1 is in need of repair and updating. Apt. 2 is currently uninhabitable.

ⓘ 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 10/10 Extreme FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 9 d/yr ≥92°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $47,772
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$1,216
• − Repairs & maintenance: −$3,822
• − Management: −$3,822
• − Depreciation: −$3,200
• Taxable income: $27,900
• Est. tax owed @ 24.0%: −$6,696
• After-tax cash flow: $21,255/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

Poor 20/100 Extensive rehab

This two-family home requires extensive repairs and updates to bring it up to code and improve its value. Significant work is needed on the exterior, interior, and landscaping to make it move-in ready.

Repairs flagged

• Major Exterior siding — Missing and damaged panels
• Major Roof shingles — Weathered and damaged
• Major Flooring — Exposed subflooring
• Major Interior walls — Exposed framing
• Major Bathrooms — Exposed plumbing
• Major Kitchen — Exposed plumbing
• Major HVAC/mechanicals — Exposed ductwork
• Major Landscaping — Overgrown grass and debris

Value-add opportunities

• Both Exterior siding and roof repair — Improves curb appeal and structural integrity
• Both Interior drywall and flooring installation — Enhances living space and value
• Both Bathroom and kitchen plumbing and fixture installation — Improves functionality and aesthetics
• Both HVAC system installation — Enhances comfort and energy efficiency
• Both Landscaping and curb appeal improvements — Enhances property value and appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Missing and damaged panels	Major	$15,000–50,000
Roof shingles · Weathered and damaged	Major	$15,000–50,000
Flooring · Exposed subflooring	Major	$15,000–50,000
Interior walls · Exposed framing	Major	$15,000–50,000
Bathrooms · Exposed plumbing	Major	$15,000–50,000
Kitchen · Exposed plumbing	Major	$15,000–50,000
HVAC/mechanicals · Exposed ductwork	Major	$15,000–50,000
Landscaping · Overgrown grass and debris	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Both Exterior siding and roof repair — Improves curb appeal and structural integrity ↑
• Both Interior drywall and flooring installation — Enhances living space and value ↑
• Both Bathroom and kitchen plumbing and fixture installation — Improves functionality and aesthetics ↑
• Both HVAC system installation — Enhances comfort and energy efficiency ↑
• Both Landscaping and curb appeal improvements — Enhances property value and appeal ↑

ⓘ 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: North Adams
• NCES district ID: 2508670
• Math proficiency: 14% ▼ -13.00%
• Reading proficiency: 29% ▼ -11.00%
• Median HH income: $36,746
• Composite: 17.83/100
• National rank: #9006
• State rank: #291 of 302 in MA

Livability — North Adams

• Score: 55/100
• State rank: #242
• US rank: #23506

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Adams, MA
• City population: 14,967
• Population (ZIP): 14,967

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 5% Two or more races 4% Asian 3%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Lithuanian 15% Romanian 4% German 2%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · Other Indo-European 2% Spanish 2% French/Haitian/Cajun 0%

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: ▼ -6.22%
• Current HPI: 298.8949
• 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

+243.8% since first listed

3 events — show timeline

• 2026-05-22 Listed $110,000 BCMLS
• 2014-11-17 Sold (MLS) $10,000 BCMLS
• 2014-06-16 Listed $32,000 BCMLS