250 School St · Chicopee, MA 01013

$429,900

4 bd · 2.0 ba · 2,318 sqft · MultiFamily public records · 25 Days on market

Built 1920 5,546 sqft lot Est $359k · 20% over

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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 +16.9/30.0
• DSCR +5.3/10.0
• 1% rule +3.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• ARV discount +0.0/15.0
• 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

Come check out this 2 unit property featuring 8 rooms, 4 bedrooms and 2 bathrooms. Buyer to verify all info and use.

Key facts

• Move-in ready
• Fully renovated
• Updated windows

Tags

• FULLY RENOVATED
• MOVE-IN READY
• SPACIOUS LIVING ROOM
• DINING ROOM
• BEAUTIFUL HARDWOOD FLOORS
• UPDATED WINDOWS

Property features AI

Finance

• HOA & community: Access to public transportation; Nearby medical facility; Highway access; Nearby house of worship; Nearby public school

Exterior

• Parking: 1-car garage; 1 covered parking space; 2 open parking spaces; Paved parking; Total 3 parking spaces
• Utilities: Public water; Public sewer; Electric service with circuit breakers
• Home design: Multi-family property; 2 stories
• Construction: Frame construction; Block foundation; Shingle roof; Built (public records)
• Exterior features: Fenced lot; Enclosed porch/patio; Rain gutters; Corner lot; Public road frontage

Interior

• Kitchen: Electric range (electric hookup provided)
• Bedrooms: Unit 1: 1 level; Unit 2: 1 level (2 floors listed)
• Flooring: Vinyl, Laminate, Hardwood
• Bathrooms: 3 full bathrooms
• Interior features: Insulated windows; Finished full basement with interior entry and concrete floor; 10 total rooms
• Laundry & utility: Circuit breaker electric panel

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $430k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive. Per door: $142/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 $379k (11.9% below list).
• Recommended offer: $379k (11.9% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 4.6% in Chicopee — 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 76/100 on livability (#66 in MA, #3,658 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: employment D+, crime F, amenities F.
• Chicopee (suburban): math 20% / reading 33% proficiency, ranked #270 of 302 in MA (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Bowe (math 16% / reading 31%, grade F, #745 of 938 statewide, top 80%, 409 students, 0% FRL); Dupont Middle (math 18% / reading 25%, grade F, #249 of 305 statewide, top 82%, 696 students, 0% FRL); Chicopee High (math 26% / reading 38%, grade F, #255 of 343 statewide, top 77%, 914 students, 0% FRL) — zoned schools average 0% FRL vs 56% district-wide (56 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 13 active listings in the ZIP; 453 units permitted in Hampden County in 2024 (116 in 5+ unit buildings).
• At $3,786/mo this rent would consume 76% of the median local household income ($60k/yr) (locally 895% 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 $3k of loan paydown is wiped out by about $13k 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 25 days — a 2% lower offer ($423k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $235k; list at $430k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 23% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $378,600 (11.9% 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. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 7.09%
• Cash-on-cash: 2.83%
• DSCR: 1.13
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $359,290
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Abbey St	0.32mi	4/4.0	2,288 (-1%)	5mo	$397,500	$174	70
80 Orchard St	0.38mi	4/2.0	2,228 (-4%)	8mo	$420,000	$189	69
112 Grape St	0.14mi	4/2.5	2,108 (-9%)	9mo	$220,000	$104	69
14-16 Chestnut St	0.31mi	5/2.0 (+1)	2,160 (-7%)	5mo	$242,500	$112	65
57- 59 Stearns Ter	0.27mi	5/2.0 (+1)	2,572 (+11%)	3mo	$400,000	$156	61
127 Cyman Dr	0.53mi	4/2.0	2,220 (-4%)	8mo	$215,000	$97	61
253 Fairview Ave	0.60mi	4/2.0	2,244 (-3%)	16mo	$370,500	$165	54
315 Front St	0.26mi	5/3.0 (+1)	2,656 (+15%)	12mo	$411,000	$155	45
50-52 Sherman Ave	0.72mi	4/2.0	2,088 (-10%)	18mo	$268,500	$129	35

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: -11.9%
• Equity multiple: 0.57×
• Total profit: $-51,682
• Equity at exit: $64,099

10-year hold

• IRR: -2.7%
• Equity multiple: 0.82×
• Total profit: $-22,143
• Equity at exit: $37,170

Cash invested: $120,372 (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 01013

• Home prices YoY: -23.1%
• Active inventory: 13
• Price-to-rent: 18.9×

Monthly cashflow live

• Estimated rent: $3,786 high
• Mortgage (P&I): −$2,254
• Tax from tax record: −$273 /mo · $3,281/yr
• Insurance: −$179
• HOA: −$0
• Vacancy / Maint / Mgmt: −$795
• Net cashflow: $284

Break-even live

Break-even rent $3,427

Max offer price $429,900

Occupancy floor 88%

Sensitivity live

Price	-10% $527	-5% $406	+0% $284	+5% $162	+10% $41
Rent	-10% $-15	-5% $134	+0% $284	+5% $434	+10% $583
Rate	-1.0pp $500	-0.5pp $393	base $284	+0.5pp $173	+1.0pp $59

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,786
Total (2 units)			$3,786

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: $107,475
• Closing costs: $12,897
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $429,900 Active 25 DOM
2. 2026-06-18
   days on market $429,900 Active 22 DOM
3. 2026-06-17
   days on market $429,900 Active 21 DOM
4. 2026-06-16
   days on market $429,900 Active 20 DOM
5. 2026-06-15
   days on market $429,900 Active 19 DOM
6. 2026-06-14
   days on market $429,900 Active 17 DOM
7. 2026-06-13
   days on market $429,900 Active 16 DOM
8. 2026-06-10
   days on market $429,900 Active 14 DOM
9. 2026-06-09
   days on market $429,900 Active 13 DOM
10. 2026-06-08
    days on market $429,900 Active 12 DOM
11. 2026-06-07
    days on market $429,900 Active 11 DOM
12. 2026-06-03
    days on market $429,900 Active 7 DOM
13. 2026-06-02
    days on market $429,900 Active 6 DOM
14. 2026-06-01
    days on market $429,900 Active 5 DOM
15. 2026-05-31
    statusdays on market $429,900 Active 4 DOM
16. 2026-05-30
    days on market $429,900 New 3 DOM
17. 2026-05-27
    listed $429,900 New
18. 2023-03-17
    soldstatus $235,000 Sold 116-char remark

    Show marketing remark (116 chars)

    Come check out this 2 unit property featuring 8 rooms, 4 bedrooms and 2 bathrooms. Buyer to verify all info and use.

19. 2023-03-02
    status Under Agreement 116-char remark

    Show marketing remark (116 chars)

    Come check out this 2 unit property featuring 8 rooms, 4 bedrooms and 2 bathrooms. Buyer to verify all info and use.

20. 2023-02-16
    historical Contingent 116-char remark

    Show marketing remark (116 chars)

    Come check out this 2 unit property featuring 8 rooms, 4 bedrooms and 2 bathrooms. Buyer to verify all info and use.

21. 2023-02-15
    listed $230,000 New 116-char remark

    Show marketing remark (116 chars)

    Come check out this 2 unit property featuring 8 rooms, 4 bedrooms and 2 bathrooms. Buyer to verify all info and use.

ⓘ 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: $3,281 · $273/mo
• Projected year-2 tax: $4,284 · $357/mo
• Expected delta: +$1,003/yr (+$84/mo · 30.6%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $45,432
• − Mortgage interest: −$24,081
• − Property taxes: −$3,281
• − Insurance: −$2,150
• − Repairs & maintenance: −$3,635
• − Management: −$3,635
• − Depreciation: −$12,506
• Taxable loss: −$3,855
• Est. tax savings @ 24.0%: +$925
• After-tax cash flow: $4,333/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: Chicopee
• NCES district ID: 2503660
• Math proficiency: 20% ▼ -22.00%
• Reading proficiency: 33% ▼ -10.00%
• Median HH income: $46,414
• Composite: 22.91/100
• National rank: #7997
• State rank: #270 of 302 in MA

Livability — Chicopee

• Score: 76/100
• State rank: #66
• US rank: #3658

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chicopee, MA
• County: Hampden County · 230,965 people
• City population: 53,451
• Metro: Springfield, MA
• Population (ZIP): 23,284
• Household income: $59,759
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 895.0

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: Majority White (58%)
• Race & ethnicity: White 58% Hispanic / Latino 34% Two or more races 13% Black 3% Asian 2%
• Hispanic origin (detail): Puerto Rican 29% Dominican 2%
• Common ancestry: Romanian 16% Lithuanian 11% Russian 2%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 70% English-only · Spanish 21% Russian/Polish/Slavic 4% Other Indo-European 3%

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: ▼ -89.92%
• Current HPI: 298.8896
• Rent YoY: —
• Metro: Springfield, 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

+86.9% since first listed

5 events — show timeline

• 2026-05-27 Listed $429,900 MLS PIN
• 2023-03-17 Sold (MLS) $235,000 MLS PIN
• 2023-03-02 Pending — MLS PIN
• 2023-02-16 Contingent — MLS PIN
• 2023-02-15 Listed $230,000 MLS PIN

Property tax history

+2.4%/yr

Latest (2023): $3,281 · +2.3% YoY. Source: county tax records.