39 Hawley St · Plainfield, MA 01070

$99,900

2 bd · 1.5 ba · 800 sqft · SingleFamily public records · 121 Days on market

Built 1960 7.00 ac lot $125/sqft · 33% below area Est $150k · 33% under ↓ 20% since listing

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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 +22.3/30.0
• ARV discount +15.0/15.0
• Appreciation +9.7/10.0
• DSCR +7.1/10.0
• 1% rule +6.3/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

7 acres. Quiet street. Solitude, woods and mature trees wrap this one-owner home that has been vacant for years. No heat, no utilities running. Buyers and brokers enter strictly at that their own risk-- substantive mold throughout and collapsed roof is apparent. Septic and well are present -- both are Buyer's responsibility. This property is a demolition -- and also a great opportunity for and best suited for investor Buyers. Roof in places is partially collapsed. Detached garage looks stable and solid. Home looks to be on a cement pad (rather than a basement). Walking and hiking trails nearby. Just a couple minutes' drive from the center of town.

Key facts

• 7 acre lot
• 6 parking spots
• Built 1960

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Mohawk Trail (rural): math 25% / reading 45% proficiency, ranked #235 of 302 in MA (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 6 active listings in the ZIP; 349 units permitted in Hampshire County in 2024 (185 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($691 loan paydown + $9k appreciation (9.4% local appreciation)).
• Hampshire County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (9.4% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. 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 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: 1.13% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.07%
• DSCR: 1.31
• GRM: 7.3

CMA / ARV

• ARV (median comp): $149,603
• List price: $99,900
• Delta: -33.22%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

9.41% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.3%
• Equity multiple: 3.18×
• Total profit: $60,963
• Equity at exit: $85,758

10-year hold

• IRR: 24.8%
• Equity multiple: 7.09×
• Total profit: $170,422
• Equity at exit: $180,606

Cash invested: $27,972 (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 01070

• Home prices YoY: 3.9%
• Active inventory: 6
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,133 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$165 /mo · $1,981/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $165

Break-even live

Break-even rent $925

Max offer price $99,900

Occupancy floor 80%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $99,900 Active 121 DOM
2. 2026-06-17
   days on market $99,900 Active 120 DOM
3. 2026-06-16
   days on market $99,900 Active 119 DOM
4. 2026-06-15
   days on market $99,900 Active 118 DOM
5. 2026-06-14
   days on market $99,900 Active 116 DOM
6. 2026-06-10
   days on market $99,900 Active 113 DOM
7. 2026-06-09
   days on market $99,900 Active 112 DOM
8. 2026-06-08
   days on market $99,900 Active 111 DOM
9. 2026-06-07
   days on market $99,900 Active 110 DOM
10. 2026-06-03
    days on market $99,900 Active 106 DOM
11. 2026-06-02
    days on market $99,900 Active 105 DOM
12. 2026-06-01
    days on market $99,900 Active 104 DOM
13. 2026-05-31
    days on market $99,900 Active 103 DOM
14. 2026-05-30
    days on market $99,900 Active 102 DOM
15. 2026-04-23
    price $99,900 671-char remark

    Show marketing remark (671 chars)

    7 acres. Quiet street. Solitude, woods and mature trees wrap this one-owner home that has been vacant for years. No heat, no utilities running. Buyers and brokers enter strictly at that their own risk-- substantive mold throughout and collapsed roof is apparent. Septic and well are present -- both are Buyer's responsibility. This property is a demolition -- and also a great opportunity for and best suited for investor Buyers. Roof in places is partially collapsed. Detached garage looks stable and solid. Home looks to be on a cement pad (rather than a basement). Walking and hiking trails nearby. Just a couple minutes' drive from the center of town.

16. 2026-02-17
    listed $125,000 New 671-char remark

    Show marketing remark (671 chars)

    7 acres. Quiet street. Solitude, woods and mature trees wrap this one-owner home that has been vacant for years. No heat, no utilities running. Buyers and brokers enter strictly at that their own risk-- substantive mold throughout and collapsed roof is apparent. Septic and well are present -- both are Buyer's responsibility. This property is a demolition -- and also a great opportunity for and best suited for investor Buyers. Roof in places is partially collapsed. Detached garage looks stable and solid. Home looks to be on a cement pad (rather than a basement). Walking and hiking trails nearby. Just a couple minutes' drive from the center of town.

ⓘ 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: $1,981 · $165/mo
• Projected year-2 tax: $1,981 · $165/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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥87°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $13,602
• − Mortgage interest: −$5,596
• − Property taxes: −$1,981
• − Insurance: −$500
• − Repairs & maintenance: −$1,088
• − Management: −$1,088
• − Depreciation: −$2,906
• Taxable income: $443
• Est. tax owed @ 24.0%: −$106
• After-tax cash flow: $1,872/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: Mohawk Trail
• NCES district ID: 2507990
• Math proficiency: 25% ▼ -15.00%
• Reading proficiency: 45% ▼ -7.00%
• Median HH income: $56,668
• Composite: 30.91/100
• National rank: #6114
• State rank: #235 of 302 in MA

Livability — Plainfield

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

Census & demographics

• Population (ZIP): 593

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 10% Hispanic / Latino 2% Native American 1%
• Common ancestry: Romanian 14% Lithuanian 12% Slovak 4%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Other Indo-European 5% French/Haitian/Cajun 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: ▲ 9.41%
• Current HPI: 254.1715
• 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

-20.1% since first listed

2 events — show timeline

• 2026-04-23 Price Changed $99,900 MLS PIN
• 2026-02-17 Listed $125,000 MLS PIN

Property tax history

+0.2%/yr

Latest (2023): $1,981 · +3.9% YoY. Source: county tax records.