301-309 Fenn St · Pittsfield, MA 01201

$630,000

8 bd · 64.0 ba · 6,120 sqft · MultiFamily public records · 80 Days on market

Built 1880 10,019 sqft lot $103/sqft · 70% above area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.4/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 8 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

8 Unit investment opportunity! Located just outside of downtown Pittsfield and within walking distance to shops, restaurants, schools, and parks. Low maintenance exterior with loads of off street parking. All units feature one bedroom with separate heat and electricity. Coin-op laundry located on site for additional income.

Key facts

• Off street parking
• Coin-op laundry
• 0.23 acre lot

Tags

• WALKING DISTANCE TO SHOPS
• WALKING DISTANCE TO SCHOOLS
• WALKING DISTANCE TO PARKS
• LOW MAINTENANCE EXTERIOR
• OFF STREET PARKING
• COIN-OP LAUNDRY

What this means for you Summary

Snapshot

• This is a 8 × 1-bed/1-bath units multifamily listed at $630k.

Deal economics

• At list price, monthly cash flow is $4k ($47k/yr) — positive. Per door: $493/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $630k).
• Recommended offer: $592k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.8% vs local median 3.6% in Pittsfield — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 75/100 on livability (#70 in MA, #3,820 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: employment C-, amenities D+, schools D.
• Pittsfield (urban): math 19% / reading 34% proficiency, ranked #272 of 302 in MA (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+7.7%/yr); 276 active listings in the ZIP; 130 units permitted in Berkshire County in 2024 (10 in 5+ unit buildings).
• At $10,372/mo this rent would consume 175% of the median local household income ($71k/yr) (locally 1580% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $19k 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.
• At projected returns (-3.0% appreciation + 7.7% rent growth), your $176k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($592k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y ago; this cycle's ask has dropped $50k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $530k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $592,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. Crime grade is D 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?
9. 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.
10. 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.
11. 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: 1.65% ✓
• Cap rate: 13.80%
• Cash-on-cash: 26.82%
• DSCR: 2.19
• GRM: 5.1

CMA / ARV

• ARV (median comp): $371,253
• List price: $630,000
• Delta: 69.70%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 7.72% rent growth · sell at horizon

5-year hold

• IRR: 25.9%
• Equity multiple: 2.14×
• Total profit: $200,672
• Equity at exit: $93,935

10-year hold

• IRR: 36.3%
• Equity multiple: 5.15×
• Total profit: $731,883
• Equity at exit: $54,471

Cash invested: $176,400 (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 01201

• Rents YoY: 7.7%
• Active inventory: 276
• Price-to-rent: 40.5×

Monthly cashflow live

• Estimated rent: $10,372 high
• Mortgage (P&I): −$3,304
• Tax from tax record: −$686 /mo · $8,228/yr
• Insurance: −$262
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,178
• Net cashflow: $3,942

Break-even live

Break-even rent $5,382

Max offer price $630,000

Occupancy floor 57%

Sensitivity live

Price	-10% $4,299	-5% $4,120	+0% $3,942	+5% $3,764	+10% $3,585
Rent	-10% $3,123	-5% $3,532	+0% $3,942	+5% $4,352	+10% $4,761
Rate	-1.0pp $4,259	-0.5pp $4,102	base $3,942	+0.5pp $3,779	+1.0pp $3,613

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

Units	Beds	Baths	Est. rent
▸ 8× units	1	1	$10,376
Total (8 units)			$10,372

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: $157,500
• Closing costs: $18,900
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $630,000 Active 80 DOM
2. 2026-06-18
   remarks 339-char remark
3. 2026-06-18
   pricedays on market $630,000 Active 79 DOM
4. 2026-06-17
   days on market $660,000 Active 78 DOM
5. 2026-06-16
   days on market $660,000 Active 77 DOM
6. 2026-06-15
   days on market $660,000 Active 76 DOM
7. 2026-06-14
   days on market $660,000 Active 74 DOM
8. 2026-06-12
   days on market $660,000 Active 73 DOM
9. 2026-06-09
   days on market $660,000 Active 70 DOM
10. 2026-06-08
    days on market $660,000 Active 69 DOM
11. 2026-06-07
    days on market $660,000 Active 68 DOM
12. 2026-06-05
    days on market $660,000 Active 65 DOM
13. 2026-06-02
    days on market $660,000 Active 63 DOM
14. 2026-06-01
    days on market $660,000 Active 62 DOM
15. 2026-05-31
    days on market $660,000 Active 61 DOM
16. 2026-05-30
    days on market $660,000 Active 60 DOM
17. 2026-05-04
    price $660,000 325-char remark

    Show marketing remark (325 chars)

    8 Unit investment opportunity! Located just outside of downtown Pittsfield and within walking distance to shops, restaurants, schools, and parks. Low maintenance exterior with loads of off street parking. All units feature one bedroom with separate heat and electricity. Coin-op laundry located on site for additional income.

18. 2026-03-31
    listed $680,000 Active 325-char remark

    Show marketing remark (325 chars)

    8 Unit investment opportunity! Located just outside of downtown Pittsfield and within walking distance to shops, restaurants, schools, and parks. Low maintenance exterior with loads of off street parking. All units feature one bedroom with separate heat and electricity. Coin-op laundry located on site for additional income.

19. 2022-05-18
    soldstatus $530,000 Closed 409-char remark

    Show marketing remark (409 chars)

    Turnkey 8-Unit Apartment Building with great rental history. Located in a Federal Opportunity Zone! Well maintained with many updates including separate high efficiency heating systems, separate electric panels, coin-op laundry room, plenty of parking, basement work shop, newer emergency exit stairs, and many updates within units. Great location near downtown and within walking distance to many businesses.

20. 2022-03-06
    historical 409-char remark

    Show marketing remark (409 chars)

    Turnkey 8-Unit Apartment Building with great rental history. Located in a Federal Opportunity Zone! Well maintained with many updates including separate high efficiency heating systems, separate electric panels, coin-op laundry room, plenty of parking, basement work shop, newer emergency exit stairs, and many updates within units. Great location near downtown and within walking distance to many businesses.

21. 2022-02-08
    listed $539,900 409-char remark

    Show marketing remark (409 chars)

    Turnkey 8-Unit Apartment Building with great rental history. Located in a Federal Opportunity Zone! Well maintained with many updates including separate high efficiency heating systems, separate electric panels, coin-op laundry room, plenty of parking, basement work shop, newer emergency exit stairs, and many updates within units. Great location near downtown and within walking distance to many businesses.

22. 2015-04-30
    soldstatus $138,000
23. 2014-08-23
    listed $169,900
24. 2012-09-23
    historical
25. 2011-08-23
    listed $349,900
26. 1989-03-02
    soldstatus $175,000
27. 1989-03-01
    soldstatus $175,000

ⓘ 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: $8,228 · $686/mo
• Projected year-2 tax: $8,228 · $686/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $124,464
• − Mortgage interest: −$35,290
• − Property taxes: −$8,228
• − Insurance: −$3,150
• − Repairs & maintenance: −$9,957
• − Management: −$9,957
• − Depreciation: −$18,327
• Taxable income: $39,555
• Est. tax owed @ 24.0%: −$9,493
• After-tax cash flow: $37,810/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: Pittsfield
• NCES district ID: 2509630
• Math proficiency: 19% ▼ -10.00%
• Reading proficiency: 34% ▼ -2.00%
• Median HH income: $44,032
• Composite: 22.67/100
• National rank: #8046
• State rank: #272 of 302 in MA

Livability — Pittsfield

• Score: 75/100
• State rank: #70
• US rank: #3820

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pittsfield, MA
• County: Berkshire County · 44,848 people
• City population: 44,848
• Metro: Pittsfield, MA
• Population (ZIP): 44,848
• Household income: $71,093
• Rent vs Own: 36.5% rent · 63.5% own
• Severe rent burden: 1580.0

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 (78%)
• Race & ethnicity: White 78% Two or more races 10% Hispanic / Latino 9% Black 5% Asian 1%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Lithuanian 8% Romanian 6% Slovak 2%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 6% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -199.88%
• Current HPI: 283.3421
• Rent YoY: ▲ 7.72%
• Metro: Pittsfield, MA
• 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

+277.1% since first listed

11 events — show timeline

• 2026-05-04 Price Changed $660,000 BCMLS
• 2026-03-31 Listed $680,000 BCMLS
• 2022-05-18 Sold (MLS) $530,000 BCMLS
• 2022-03-06 Listing Removed — BCMLS
• 2022-02-08 Listed $539,900 BCMLS
• 2015-04-30 Sold (MLS) $138,000 BCMLS
• 2014-08-23 Listed $169,900 BCMLS
• 2012-09-23 Listing Removed — BCMLS
• 2011-08-23 Listed $349,900 BCMLS
• 1989-03-02 Sold (Public Records) $175,000 Public Records
• 1989-03-01 Sold (Public Records) $175,000 Public Records

Property tax history

+5.7%/yr

Latest (2023): $8,228 · +55.5% YoY. Source: county tax records.