151 Pantry Rd · Hatfield, MA 01035

$459,900

4 bd · 3.0 ba · 2,288 sqft · MultiFamily public records · 16 Days on market

Built 1985 3.30 ac lot Est $469k · at est.

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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 +23.4/30.0
• ARV discount +8.4/15.0
• DSCR +7.5/10.0
• 1% rule +5.6/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 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 MLS

Desirable Hatfield address for this very well kept "duplex" on a 5 acre wooded site. "Left / Right" set-up ... offers privacy & quiet living arrangement. Upstairs are 3 Bedrooms or 2 and a great "at-home" office ! Nice open floorplan on 1st floor with sliders to a private deck (one with Hot-Tub). New roof and new septic make this a real attractive opportunity for a home & some income ... or a chance to keep a family member close at hand next door ! Built as a duplex : not a conversion !

Key facts

• Large wooded lot
• Quiet setting
• 2-family duplex

Tags

• 2-FAMILY DUPLEX
• LARGE WOODED LOT
• QUIET SETTING
• IMMEDIATE HIGHWAY ACCESS

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: 4 off-street parking spaces
• Utilities: Public water; Private sewer
• Home design: Two-family side-by-side property; 4 total stories; Two separate units (each with 2 levels)
• Construction: Approximately built (year per public records); Slab foundation
• Exterior features: Wooded lot; Gentle sloping terrain; Paved public road frontage; Publicly maintained road

Interior

• Bathrooms: 2 full bathrooms; 2 half bathrooms
• Interior features: Total of 10 rooms

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.5-bath units multifamily listed at $460k.

Deal economics

• At list price, monthly cash flow is $852 ($10k/yr) — positive. Per door: $426/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $460k).
• Recommended offer: $453k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#109 in MA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Hatfield (rural): math 30% / reading 52% proficiency, ranked #195 of 302 in MA (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 9% free/reduced lunch — higher-income household profile.
• Market conditions: 8 active listings in the ZIP; 349 units permitted in Hampshire County in 2024 (185 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k of value loss. Plan a longer hold.
• Hampshire 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 16 days — a 2% lower offer ($453k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 26y 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 $272k; list at $460k implies a 69% gain — meaningful room to come down on a strong offer.

Recommended offer $453,001 (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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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.
6. 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.
7. 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: 1.06% ✓
• Cap rate: 8.52%
• Cash-on-cash: 7.94%
• DSCR: 1.35
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $469,040
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
147 Pantry Rd	0.02mi	3/1.5 (-1)	2,200 (-4%)	6mo	$450,000	$205	76

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: -4.2%
• Equity multiple: 0.84×
• Total profit: $-20,269
• Equity at exit: $68,573

10-year hold

• IRR: 5.5%
• Equity multiple: 1.40×
• Total profit: $52,098
• Equity at exit: $39,764

Cash invested: $128,772 (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 01035

• Home prices YoY: -24.0%
• Active inventory: 8
• Price-to-rent: 15.8×

Monthly cashflow live

• Estimated rent: $4,866 medium
• Mortgage (P&I): −$2,412
• Tax from tax record: −$388 /mo · $4,659/yr
• Insurance: −$192
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,022
• Net cashflow: $852

Break-even live

Break-even rent $3,787

Max offer price $459,900

Occupancy floor 77%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$4,866
Total (2 units)			$4,866

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: $114,975
• Closing costs: $13,797
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $459,900 Active 16 DOM
2. 2026-06-17
   days on market $459,900 Active 15 DOM
3. 2026-06-16
   days on market $459,900 Active 14 DOM
4. 2026-06-15
   days on market $459,900 Active 13 DOM
5. 2026-06-14
   days on market $459,900 Active 11 DOM
6. 2026-06-13
   days on market $459,900 Active 10 DOM
7. 2026-06-10
   days on market $459,900 Active 8 DOM
8. 2026-06-09
   days on market $459,900 Active 7 DOM
9. 2026-06-08
   days on market $459,900 Active 6 DOM
10. 2026-06-07
    statusdays on market $459,900 Active 5 DOM
11. 2026-06-05
    days on market $459,900 New 2 DOM
12. 2026-06-03
    remarks 242-char remark
13. 2026-06-03
    listed $459,900 New 1 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: $4,659 · $388/mo
• Projected year-2 tax: $5,158 · $430/mo
• Expected delta: +$499/yr (+$42/mo · 10.7%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 6 d/yr ≥97°F today · 13 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $58,392
• − Mortgage interest: −$25,762
• − Property taxes: −$4,659
• − Insurance: −$2,300
• − Repairs & maintenance: −$4,671
• − Management: −$4,671
• − Depreciation: −$13,379
• Taxable income: $2,950
• Est. tax owed @ 24.0%: −$708
• After-tax cash flow: $9,522/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: Hatfield
• NCES district ID: 2505940
• Math proficiency: 30% ▼ -24.00%
• Reading proficiency: 52% ▼ -10.00%
• Median HH income: $58,022
• Composite: 36.0/100
• National rank: #4785
• State rank: #195 of 302 in MA

Livability — Hatfield

• Score: 73/100
• State rank: #109
• US rank: #5574

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 2,534
• Population (ZIP): 5,299

Population outlook (Hampshire County) Hauer SSP2

• Today (2025): 166,577 people
• By 2030: 168,928 · +1.4%
• By 2040: 171,197 · +2.8%
• By 2050: 175,542 · +5.4%
• By 2075: 199,884 · +20.0%
• By 2100: 211,819 · +27.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 8% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 18% Lithuanian 6% Serbian 3%
• Foreign-born: 6% · Canada, Dominican Republic, Guatemala
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Hampshire

• 2024 margin: Solid D (+41.9) · D 69.5% · R 27.6% · Other 2.9%
• 2008→2024 swing: -3.6pp toward R · 2008: 45.6pp · 2024: 41.9pp
• All cycles: 2024: D+41.9 2020: D+46.8 2016: D+39.5 2012: D+43.8 2008: D+45.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -91.44%
• Current HPI: 288.9805
• 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

+164.3% since first listed

7 events — show timeline

• 2026-06-02 Listed $459,900 MLS PIN
• 2010-04-08 Sold (Public Records) $272,000 Public Records
• 2010-04-07 Sold (MLS) $272,000 MLS PIN
• 2010-01-08 Listed $285,000 MLS PIN
• 2000-12-29 Sold (Public Records) $165,000 Public Records
• 2000-12-29 Sold (MLS) $165,000 MLS PIN
• 2000-09-20 Listed $174,000 MLS PIN

Property tax history

+3.9%/yr

Latest (2023): $4,659 · +7.3% YoY. Source: county tax records.