84 Washington Ave · North Adams, MA 01247

$264,000

6 bd · 3.0 ba · 2,478 sqft · MultiFamily public records · 70 Days on market

Built 1870 6,970 sqft lot $107/sqft · 13% above area Est $256k · at est.

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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 +15.1/30.0
• ARV discount +6.1/15.0
• DSCR +4.6/10.0
• 1% rule +3.5/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.9/10.0
• Schools +1.8/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Centrally located two family home situated on a corner lot. Short walk to downtown and MCLA. Each unit includes ample off street parking, laundry hookups, hardwood floors, and attached porches. Lower unit features a total of three bedrooms and two full bathrooms. Set up as a traditional two bedroom unit with an attached in-law suite with a separate entrance, bathroom, and kitchen that is currently used as a laundry room. Upper unit includes two bedrooms and one bathroom with a spacious living and formal dining room.

Key facts

• In-law suite
• Attached porches
• Corner lot

Tags

• CORNER LOT
• AMPLE OFF STREET PARKING
• LAUNDRY HOOKUPS
• HARDWOOD FLOORS
• ATTACHED PORCHES
• IN-LAW SUITE

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath multifamily listed at $264k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (15.2% below list).
• Recommended offer: $224k (15.2% below list) — sets the bar for 1% rule.

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: Colegrove Park Elementary (math 8% / reading 37%, grade F, #753 of 938 statewide, top 81%, 235 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 $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($248k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $16k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $126k; list at $264k implies a 109% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1870 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $223,933 (15.2% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1870 — 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. 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?
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: 0.85% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.41%
• DSCR: 1.06
• GRM: 9.8

CMA / ARV

• ARV (median comp): $255,835
• List price: $264,000
• Delta: 3.19%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
152 Furnance St	0.48mi	6/3.0	2,282 (-8%)	5mo	$325,000	$142	60
62-64 Chase Ave	0.68mi	6/4.0	2,522 (+2%)	2mo	$135,000	$54	60
66-68 Bracewell Ave	0.58mi	6/2.0	2,544 (+3%)	7mo	$111,500	$44	59
164 - 166 Houghton St	0.72mi	6/2.5	2,550 (+3%)	2mo	$130,000	$51	58
33-35 Hall St	0.63mi	5/2.0 (-1)	2,584 (+4%)	2mo	$279,900	$108	53
57 Beacon St	0.57mi	7/3.0 (+1)	2,302 (-7%)	8mo	$275,000	$119	50
183 State St	0.44mi	5/3.0 (-1)	2,672 (+8%)	20mo	$200,000	$75	45
93-95 Bracewell Ave	0.62mi	7/2.5 (+1)	2,342 (-6%)	15mo	$248,000	$106	42
47-51 Franklin St	0.74mi	5/3.0 (-1)	2,366 (-4%)	13mo	$339,000	$143	42
159 Eagle St	0.53mi	7/3.5 (+1)	2,117 (-15%)	6mo	$15,000	$7	39
86 W Main St	0.68mi	5/3.0 (-1)	2,567 (+4%)	22mo	$182,000	$71	38
17-17 1/2 Jackson St	0.54mi	6/3.0	2,132 (-14%)	20mo	$200,000	$94	34

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: -14.1%
• Equity multiple: 0.50×
• Total profit: $-37,289
• Equity at exit: $39,363

10-year hold

• IRR: -5.3%
• Equity multiple: 0.65×
• Total profit: $-25,551
• Equity at exit: $22,826

Cash invested: $73,920 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,239 medium
• Mortgage (P&I): −$1,384
• Tax from tax record: −$188 /mo · $2,251/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $87

Break-even live

Break-even rent $2,129

Max offer price $264,000

Occupancy floor 91%

Sensitivity live

Price	-10% $236	-5% $162	+0% $87	+5% $12	+10% $-62
Rent	-10% $-90	-5% $-1	+0% $87	+5% $175	+10% $264
Rate	-1.0pp $220	-0.5pp $154	base $87	+0.5pp $19	+1.0pp $-51

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: $66,000
• Closing costs: $7,920
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-22
   days on market $264,000 Active 70 DOM
2. 2026-06-21
   days on market $264,000 Active 69 DOM
3. 2026-06-21
   days on market $264,000 Active 68 DOM
4. 2026-06-18
   remarks 699-char remark
5. 2026-06-18
   pricedays on market $264,000 Active 66 DOM
6. 2026-06-17
   days on market $269,000 Active 65 DOM
7. 2026-06-16
   days on market $269,000 Active 64 DOM
8. 2026-06-15
   days on market $269,000 Active 63 DOM
9. 2026-06-13
   days on market $269,000 Active 61 DOM
10. 2026-06-12
    days on market $269,000 Active 60 DOM
11. 2026-06-09
    days on market $269,000 Active 57 DOM
12. 2026-06-08
    days on market $269,000 Active 56 DOM
13. 2026-06-07
    days on market $269,000 Active 55 DOM
14. 2026-06-07
    days on market $269,000 Active 54 DOM
15. 2026-06-04
    days on market $269,000 Active 51 DOM
16. 2026-06-02
    days on market $269,000 Active 50 DOM
17. 2026-06-01
    days on market $269,000 Active 49 DOM
18. 2026-05-31
    days on market $269,000 Active 48 DOM
19. 2026-05-31
    days on market $269,000 Active 47 DOM
20. 2026-05-12
    price $269,000 522-char remark

    Show marketing remark (522 chars)

    Centrally located two family home situated on a corner lot. Short walk to downtown and MCLA. Each unit includes ample off street parking, laundry hookups, hardwood floors, and attached porches. Lower unit features a total of three bedrooms and two full bathrooms. Set up as a traditional two bedroom unit with an attached in-law suite with a separate entrance, bathroom, and kitchen that is currently used as a laundry room. Upper unit includes two bedrooms and one bathroom with a spacious living and formal dining room.

21. 2026-04-13
    listed $279,900 Active 522-char remark

    Show marketing remark (522 chars)

    Centrally located two family home situated on a corner lot. Short walk to downtown and MCLA. Each unit includes ample off street parking, laundry hookups, hardwood floors, and attached porches. Lower unit features a total of three bedrooms and two full bathrooms. Set up as a traditional two bedroom unit with an attached in-law suite with a separate entrance, bathroom, and kitchen that is currently used as a laundry room. Upper unit includes two bedrooms and one bathroom with a spacious living and formal dining room.

22. 2019-07-18
    soldstatus $126,189
23. 2019-07-18
    listed $126,189
24. 2016-04-19
    soldstatus $45,000
25. 2015-11-18
    listed $69,900

ⓘ 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: $2,251 · $188/mo
• Projected year-2 tax: $2,749 · $229/mo
• Expected delta: +$498/yr (+$42/mo · 22.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 49% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 9 d/yr ≥92°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $26,872
• − Mortgage interest: −$14,788
• − Property taxes: −$2,251
• − Insurance: −$1,320
• − Repairs & maintenance: −$2,150
• − Management: −$2,150
• − Depreciation: −$7,680
• Taxable loss: −$3,467
• Est. tax savings @ 24.0%: +$832
• After-tax cash flow: $1,877/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: 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

+284.8% since first listed

6 events — show timeline

• 2026-05-12 Price Changed $269,000 BCMLS
• 2026-04-13 Listed $279,900 BCMLS
• 2019-07-18 Listed $126,189 BCMLS
• 2019-07-18 Sold (MLS) $126,189 BCMLS
• 2016-04-19 Sold (MLS) $45,000 BCMLS
• 2015-11-18 Listed $69,900 BCMLS

Property tax history

+1.6%/yr

Latest (2023): $2,251 · +2.4% YoY. Source: county tax records.