19-21 Wedgewood Cir · Springfield, MA 01129

$399,000

6 bd · 6.0 ba · 2,488 sqft · MultiFamily · 23 Days on market

Built 1986 Fair condition 8,520 sqft lot

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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 +13.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.0/10.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.6/10.0
• 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

DYNAMIC DUO-12 YR YOUNG DUPLEX. ONE UNIT HAS 5 RMS, 2 BEDRMS, & 2 FULL BATHS, PLUS GARAGE. 2ND UNIT HAS 3 RMS, 1BDRM, 1 FULL BATH. ALL THIS IS SET ON QUIET DEAD END STREET, W/LARGE PRIVATE YARD.

Key facts

• Multi-family house
• Cul-de-sac
• Patio

Tags

• MULTI-FAMILY HOUSE
• CUL-DE-SAC
• PARTIALLY FINISHED BASEMENT
• PATIO
• IN-LAW

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: 1-car garage (1 covered space); 6 open parking spaces; Total 7 parking spaces; Off-street paved driveway parking
• Utilities: Public water; Public sewer; Individually metered electric with 100 amp service and circuit breakers; Connections available for electric range, gas dryer, electric dryer, and icemaker; Utilities vary per unit
• Home design: Two-family side-by-side property; 3 stories; Blue exterior
• Construction: Frame construction; Shingle roof; Concrete perimeter foundation; Built (year per public records)
• Exterior features: Porch; Patio; Rain gutters; Shed(s); Cul-de-sac lot; Cleared, gentle sloping to level terrain; Public road frontage on a publicly maintained road

Interior

• Kitchen: Range; Dishwasher; Disposal; Refrigerator; Plumbed for ice maker
• Flooring: Vinyl; Carpet
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central forced air heating (2 heating units); Window air conditioning units; Thermostat (energy efficient)
• Interior features: 7 total rooms; Storage; Bathroom with tub and shower; Kitchen
• Laundry & utility: Washer and dryer included; Washer hookup; Gas dryer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 1×2bd/2ba + 1×1bd/1ba units multifamily listed at $399k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $8 ($101/yr) — positive. Per door: $4/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $350k (12.3% below list).
• Recommended offer: $350k (12.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 5.1% in Springfield — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 73/100 on livability (#97 in MA) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+, amenities A; Watch: schools D, crime F, employment D-.
• Springfield (urban): math 13% / reading 25% proficiency, ranked #296 of 302 in MA (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 81% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 13 active listings in the ZIP; 453 units permitted in Hampden County in 2024 (116 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 $12k of value loss. Plan a longer hold.
• Hampden 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 23 days — a 2% lower offer ($393k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 28y 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 $84k; list at $399k implies a 372% gain — meaningful room to come down on a strong offer.

Recommended offer $350,100 (12.3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-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: 0.88% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.09%
• DSCR: 1.00
• GRM: 9.5

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: -16.1%
• Equity multiple: 0.43×
• Total profit: $-64,068
• Equity at exit: $59,492

10-year hold

• IRR: -7.8%
• Equity multiple: 0.51×
• Total profit: $-54,886
• Equity at exit: $34,498

Cash invested: $111,720 (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 01129

• Home prices YoY: -34.2%
• Active inventory: 13
• Price-to-rent: 18.4×

Monthly cashflow live

• Estimated rent: $3,501 high
• Mortgage (P&I): −$2,092
• Tax est. 1.5%: −$499 /mo · $5,985/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$735
• Net cashflow: $8

Break-even live

Break-even rent $3,490

Max offer price $399,000

Occupancy floor 95%

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

Units	Beds	Baths	Est. rent
1× unit	2	2	$1,804
1× unit	1	1	$1,696
Total (2 units)			$3,501

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $399,000 Active 23 DOM
2. 2026-06-17
   days on market $399,000 Active 22 DOM
3. 2026-06-16
   days on market $399,000 Active 21 DOM
4. 2026-06-15
   days on market $399,000 Active 20 DOM
5. 2026-06-14
   days on market $399,000 Active 18 DOM
6. 2026-06-13
   days on market $399,000 Active 17 DOM
7. 2026-06-10
   days on market $399,000 Active 15 DOM
8. 2026-06-09
   days on market $399,000 Active 14 DOM
9. 2026-06-08
   days on market $399,000 Active 13 DOM
10. 2026-06-07
    days on market $399,000 Active 12 DOM
11. 2026-06-05
    days on market $399,000 Active 9 DOM
12. 2026-06-03
    days on market $399,000 Active 8 DOM
13. 2026-06-02
    days on market $399,000 Active 7 DOM
14. 2026-06-01
    days on market $399,000 Active 6 DOM
15. 2026-05-31
    days on market $399,000 Active 5 DOM
16. 2026-05-30
    statusdays on market $399,000 Active 4 DOM
17. 2026-05-26
    listed $399,000 New
18. 1999-02-19
    soldstatus $84,500 198-char remark

    Show marketing remark (198 chars)

    DYNAMIC DUO-12 YR YOUNG DUPLEX. ONE UNIT HAS 5 RMS, 2 BEDRMS, & 2 FULL BATHS, PLUS GARAGE. 2ND UNIT HAS 3 RMS, 1BDRM, 1 FULL BATH. ALL THIS IS SET ON QUIET DEAD END STREET, W/LARGE PRIVATE YARD.

19. 1998-03-23
    listed $90,000 198-char remark

    Show marketing remark (198 chars)

    DYNAMIC DUO-12 YR YOUNG DUPLEX. ONE UNIT HAS 5 RMS, 2 BEDRMS, & 2 FULL BATHS, PLUS GARAGE. 2ND UNIT HAS 3 RMS, 1BDRM, 1 FULL BATH. ALL THIS IS SET ON QUIET DEAD END STREET, W/LARGE PRIVATE YARD.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $42,012
• − Mortgage interest: −$22,350
• − Property taxes: −$5,985
• − Insurance: −$1,995
• − Repairs & maintenance: −$3,361
• − Management: −$3,361
• − Depreciation: −$11,607
• Taxable loss: −$6,647
• Est. tax savings @ 24.0%: +$1,595
• After-tax cash flow: $1,696/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

Fair 45/100 Moderate rehab

This multi-family home requires moderate renovations to improve its condition and increase its resale and rental value.

Repairs flagged

• Major Exterior siding — Weathered and in need of repainting.
• Major Carpeted floors — Worn and need replacing.
• Major Bathroom fixtures — Outdated and in need of replacement.
• Major Kitchen cabinets and appliances — Dated and need updating.
• Major Landscaping — Overgrown and in need of maintenance.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value
• Both Replacing carpeted floors — Improves living space and value
• Both Updating bathroom fixtures — Enhances functionality and value
• Both Updating kitchen cabinets and appliances — Modernizes space and value
• Both Maintaining landscaping — Enhances curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered and in need of repainting.	Major	$15,000–50,000
Carpeted floors · Worn and need replacing.	Major	$15,000–50,000
Bathroom fixtures · Outdated and in need of replacement.	Major	$15,000–50,000
Kitchen cabinets and appliances · Dated and need updating.	Major	$15,000–50,000
Landscaping · Overgrown and in need of maintenance.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Replacing carpeted floors — Improves living space and value ↑
• Both Updating bathroom fixtures — Enhances functionality and value ↑
• Both Updating kitchen cabinets and appliances — Modernizes space and value ↑
• Both Maintaining landscaping — Enhances curb appeal and value ↑

ⓘ 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: Springfield
• NCES district ID: 2511130
• Math proficiency: 13% ▼ -12.00%
• Reading proficiency: 25% ▼ -5.00%
• Median HH income: $34,938
• Composite: 15.6/100
• National rank: #9293
• State rank: #296 of 302 in MA

Livability — Springfield

• Score: 73/100
• State rank: #97
• US rank: #5195

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Springfield, MA
• City population: 61,006
• Population (ZIP): 5,993

Population outlook (Hampden County) Hauer SSP2

• Today (2025): 485,646 people
• By 2030: 491,517 · +1.2%
• By 2040: 500,539 · +3.1%
• By 2050: 508,827 · +4.8%
• By 2075: 539,167 · +11.0%
• By 2100: 545,698 · +12.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 54% Hispanic / Latino 30% Two or more races 15% Black 9% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 23% Dominican 3%
• Common ancestry: Lithuanian 9% Romanian 5% Russian 2%
• Foreign-born: 6% · Canada
• Languages at home: 80% English-only · Spanish 17% Other Indo-European 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Hampden

• 2024 margin: Lean D (+8.9) · D 53.4% · R 44.5% · Other 2.1%
• 2008→2024 swing: -16.4pp toward R · 2008: 25.3pp · 2024: 8.9pp
• All cycles: 2024: D+8.9 2020: D+17.7 2016: D+16.0 2012: D+25.4 2008: D+25.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -168.23%
• Current HPI: 323.033
• 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

+343.3% since first listed

3 events — show timeline

• 2026-05-26 Listed $399,000 MLS PIN
• 1999-02-19 Sold (MLS) $84,500 MLS PIN
• 1998-03-23 Listed $90,000 MLS PIN