44 Main St · West Stockbridge, MA 01266

$299,000

5 bd · 2.5 ba · 2,276 sqft · MultiFamily public records · 204 Days on market

Built 1836 0.29 ac lot $131/sqft · 40% below area Est $497k · 40% under

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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 +24.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• Appreciation +6.4/10.0
• 1% rule +6.1/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

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

Discover the charm of downtown living in this Colonial home located in the heart of West Stockbridge. This home features four bedrooms, two full baths, kitchen, living room, dining room and a deck overlooking the river. In addition to the main living area the property also includes an in-law or studio apartment with it's own kitchen and bathroom. With a nice flat yard for outdoor activities, outdoor shed for extra storage and backing up to the picturesque Williams River makes this a wonderful opportunity. Open House Sunday, May 3rd from 11 am to 1 pm!

Key facts

• Colonial home
• Outdoor shed
• Flat yard

Tags

• COLONIAL HOME
• DECK OVERLOOKING THE RIVER
• IN-LAW OR STUDIO APARTMENT
• FLAT YARD
• OUTDOOR SHED
• BACKING UP TO WILLIAMS RIVER

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath multifamily listed at $299k.

Deal economics

• At list price, monthly cash flow is $543 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $299k).
• Recommended offer: $263k (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.
• Berkshire Hills (rural): math 33% / reading 49% proficiency, ranked #197 of 302 in MA (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Muddy Brook Regional Elementary School (math 47% / reading 52%, grade D, #330 of 938 statewide, top 38%, 372 students, 0% FRL); W.E.B. Du Bois Regional Middle School (math 22% / reading 40%, grade F, #203 of 305 statewide, top 67%, 325 students, 0% FRL); Monument Mt Regional High (math 57% / reading 77%, grade B, #97 of 343 statewide, top 30%, 472 students, 0% FRL) — zoned schools average 0% FRL vs 21% district-wide (21 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 31 active listings in the ZIP; 130 units permitted in Berkshire County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($2k loan paydown + $8k appreciation (2.7% local appreciation)).
• Berkshire County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $84k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 204 days — a 12% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $50k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $22k; list at $299k implies a 1230% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1836 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $263,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 204 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 1836 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.11% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.58%
• DSCR: 1.38
• GRM: 7.5

CMA / ARV

• ARV (median comp): $497,055
• List price: $299,000
• Delta: -39.85%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Projected returns pro-forma

2.71% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.0%
• Equity multiple: 1.79×
• Total profit: $66,058
• Equity at exit: $129,545

10-year hold

• IRR: 16.1%
• Equity multiple: 3.30×
• Total profit: $192,617
• Equity at exit: $195,915

Cash invested: $83,720 (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 01266

• Home prices YoY: 0.8%
• Active inventory: 31
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $3,326 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$336 /mo · $4,034/yr
• Insurance: −$125
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$698
• Net cashflow: $543

Break-even live

Break-even rent $2,638

Max offer price $299,000

Occupancy floor 79%

Sensitivity live

Price	-10% $712	-5% $628	+0% $543	+5% $458	+10% $374
Rent	-10% $280	-5% $412	+0% $543	+5% $674	+10% $806
Rate	-1.0pp $694	-0.5pp $619	base $543	+0.5pp $466	+1.0pp $387

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   statusdays on market $299,000 Pending 204 DOM
2. 2026-06-17
   days on market $299,000 Active 203 DOM
3. 2026-06-16
   days on market $299,000 Active 202 DOM
4. 2026-06-15
   days on market $299,000 Active 201 DOM
5. 2026-06-13
   days on market $299,000 Active 199 DOM
6. 2026-06-12
   days on market $299,000 Active 198 DOM
7. 2026-06-09
   days on market $299,000 Active 195 DOM
8. 2026-06-08
   days on market $299,000 Active 194 DOM
9. 2026-06-07
   days on market $299,000 Active 193 DOM
10. 2026-06-07
    days on market $299,000 Active 192 DOM
11. 2026-06-04
    days on market $299,000 Active 189 DOM
12. 2026-06-02
    days on market $299,000 Active 188 DOM
13. 2026-06-01
    days on market $299,000 Active 187 DOM
14. 2026-05-31
    days on market $299,000 Active 186 DOM
15. 2026-05-31
    days on market $299,000 Active 185 DOM
16. 2026-04-28
    price $299,000 557-char remark

    Show marketing remark (557 chars)

    Discover the charm of downtown living in this Colonial home located in the heart of West Stockbridge. This home features four bedrooms, two full baths, kitchen, living room, dining room and a deck overlooking the river. In addition to the main living area the property also includes an in-law or studio apartment with it's own kitchen and bathroom. With a nice flat yard for outdoor activities, outdoor shed for extra storage and backing up to the picturesque Williams River makes this a wonderful opportunity. Open House Sunday, May 3rd from 11 am to 1 pm!

17. 2026-04-28
    price $299,000 557-char remark

    Show marketing remark (557 chars)

    Discover the charm of downtown living in this Colonial home located in the heart of West Stockbridge. This home features four bedrooms, two full baths, kitchen, living room, dining room and a deck overlooking the river. In addition to the main living area the property also includes an in-law or studio apartment with it's own kitchen and bathroom. With a nice flat yard for outdoor activities, outdoor shed for extra storage and backing up to the picturesque Williams River makes this a wonderful opportunity. Open House Sunday, May 3rd from 11 am to 1 pm!

18. 2026-02-06
    price $329,000 557-char remark

    Show marketing remark (557 chars)

    Discover the charm of downtown living in this Colonial home located in the heart of West Stockbridge. This home features four bedrooms, two full baths, kitchen, living room, dining room and a deck overlooking the river. In addition to the main living area the property also includes an in-law or studio apartment with it's own kitchen and bathroom. With a nice flat yard for outdoor activities, outdoor shed for extra storage and backing up to the picturesque Williams River makes this a wonderful opportunity. Open House Sunday, May 3rd from 11 am to 1 pm!

19. 2026-02-06
    price $329,000 557-char remark

    Show marketing remark (557 chars)

    Discover the charm of downtown living in this Colonial home located in the heart of West Stockbridge. This home features four bedrooms, two full baths, kitchen, living room, dining room and a deck overlooking the river. In addition to the main living area the property also includes an in-law or studio apartment with it's own kitchen and bathroom. With a nice flat yard for outdoor activities, outdoor shed for extra storage and backing up to the picturesque Williams River makes this a wonderful opportunity. Open House Sunday, May 3rd from 11 am to 1 pm!

20. 2025-11-26
    listed $349,000 Active 557-char remark

    Show marketing remark (557 chars)

    Discover the charm of downtown living in this Colonial home located in the heart of West Stockbridge. This home features four bedrooms, two full baths, kitchen, living room, dining room and a deck overlooking the river. In addition to the main living area the property also includes an in-law or studio apartment with it's own kitchen and bathroom. With a nice flat yard for outdoor activities, outdoor shed for extra storage and backing up to the picturesque Williams River makes this a wonderful opportunity. Open House Sunday, May 3rd from 11 am to 1 pm!

21. 2025-11-26
    listed $349,000 Active 557-char remark

    Show marketing remark (557 chars)

    Discover the charm of downtown living in this Colonial home located in the heart of West Stockbridge. This home features four bedrooms, two full baths, kitchen, living room, dining room and a deck overlooking the river. In addition to the main living area the property also includes an in-law or studio apartment with it's own kitchen and bathroom. With a nice flat yard for outdoor activities, outdoor shed for extra storage and backing up to the picturesque Williams River makes this a wonderful opportunity. Open House Sunday, May 3rd from 11 am to 1 pm!

22. 1990-07-12
    soldstatus $22,484

ⓘ 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: $4,034 · $336/mo
• Projected year-2 tax: $4,034 · $336/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 10/10 Extreme FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $39,908
• − Mortgage interest: −$16,749
• − Property taxes: −$4,034
• − Insurance: −$2,162
• − Repairs & maintenance: −$3,193
• − Management: −$3,193
• − Depreciation: −$8,698
• Taxable income: $1,880
• Est. tax owed @ 24.0%: −$451
• After-tax cash flow: $6,065/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: Berkshire Hills
• NCES district ID: 2502530
• Math proficiency: 33% ▼ -14.00%
• Reading proficiency: 49% ▼ -5.00%
• Median HH income: $54,413
• Composite: 35.69/100
• National rank: #4868
• State rank: #197 of 302 in MA

Livability — West Stockbridge

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

Census & demographics

• Population (ZIP): 919

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 (92%)
• Race & ethnicity: White 92% Hispanic / Latino 4% Native American 2% Two or more races 2% Asian 1%
• Common ancestry: Lithuanian 8% Scotch-Irish 4% Slovak 4%
• Foreign-born: 8% · Canada, China
• Languages at home: 90% English-only · Spanish 5% French/Haitian/Cajun 1% Other Indo-European 1%

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: ▲ 2.71%
• Current HPI: 324.1646
• 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

+1229.8% since first listed

7 events — show timeline

• 2026-04-28 Price Changed $299,000 BCMLS
• 2026-04-28 Price Changed $299,000 BCMLS
• 2026-02-06 Price Changed $329,000 BCMLS
• 2026-02-06 Price Changed $329,000 BCMLS
• 2025-11-26 Listed $349,000 BCMLS
• 2025-11-26 Listed $349,000 BCMLS
• 1990-07-12 Sold (Public Records) $22,484 Public Records

Property tax history

+4.9%/yr

Latest (2023): $4,034 · +6.1% YoY. Source: county tax records.