57 Adam St · Pittsfield, MA 01201

$195,000

4 bd · 1.0 ba · 1,480 sqft · SingleFamily public records · 36 Days on market

Built 1910 3,633 sqft lot $132/sqft · 6% above area Est $185k · 6% over

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Why this score? — see what drove the C- 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 +23.8/30.0
• DSCR +7.7/10.0
• 1% rule +5.5/10.0
• ARV discount +5.0/15.0
• 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

Listing remarks MLS

Conveniently located near downtown Pittsfield, this home offers an affordable opportunity for buyers looking to transition from renting to homeownership or for investors seeking their next project. The home features a spacious eat-in kitchen with first-floor laundry, functional living space, and a manageable yard with a covered back porch that could easily be screened in for seasonal enjoyment. While the property could benefit from cosmetic updates, it offers solid potential and is located close to local shops, restaurants, parks, and major routes for everyday convenience.

Key facts

• Manageable yard
• Eat-in kitchen
• First-floor laundry

Tags

• EAT-IN KITCHEN
• FIRST-FLOOR LAUNDRY
• COVERED BACK PORCH
• MANAGEABLE YARD

Property features AI

Finance

• Other: Lot along a paved, publicly maintained road; Lot size approximately 0.08 acres; Directions: First St to Adams, shared driveway with #55 Adams St
• HOA & community: Public transportation, shopping, park, house of worship, and public school nearby; Not a senior community

Exterior

• Parking: Off-street paved parking; Shared driveway; 2 open parking spaces (total 2 spaces)
• Utilities: Public water; Public sewer; Circuit breakers electric service; Electrical provisions for electric range and oven
• Home design: Single family residence; Approximately 1,480 above-grade finished area
• Construction: Frame construction; Stone foundation; Shingle roof; Year built: approximate (public records)
• Exterior features: Fenced yard; Covered porch; Covered patio/deck; Porch

Interior

• Kitchen: Stone/ceramic tile flooring; Range; Refrigerator; Gas water heater
• Bedrooms: Master bedroom on second level with wall-to-wall carpet; Additional bedrooms on second level with wall-to-wall carpet
• Flooring: Wood; Vinyl; Carpet; Hardwood in family room; Wood flooring in living room
• Bathrooms: One full bathroom (second level) with stone/ceramic tile flooring
• Heating & cooling: Steam heating; Window air conditioning units
• Interior features: 8 total rooms; Full interior-entry basement
• Laundry & utility: Washer and dryer present; Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $374 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $189k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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); 275 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% of comp listings sitting > 30 days — soft ceiling on asking rent; 130 units permitted in Berkshire County in 2024 (10 in 5+ unit buildings).
• This rent runs 35% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 $55k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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 $148k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $189,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.05% ✓
• Cap rate: 8.60%
• Cash-on-cash: 8.22%
• DSCR: 1.37
• GRM: 7.9

CMA / ARV

• ARV (median comp): $184,650
• List price: $195,000
• Delta: 5.60%
• 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
17-19 Linden St	0.32mi	3/3.0 (-1)	1,500 (+1%)	2mo	$320,000	$213	68
469 Fenn St	0.32mi	4/1.5	1,637 (+11%)	5mo	$164,800	$101	62
25 Ashley St	0.70mi	4/2.0	1,496 (+1%)	3mo	$200,000	$134	59
275 Francis Ave	0.54mi	3/2.0 (-1)	1,483 (+0%)	12mo	$196,000	$132	55
90 Turner Ave	0.65mi	3/1.0 (-1)	1,452 (-2%)	10mo	$210,001	$145	54
53 Winter St	0.41mi	3/1.5 (-1)	1,344 (-9%)	13mo	$231,150	$172	48
48 Copley Ter	0.57mi	3/2.0 (-1)	1,370 (-7%)	8mo	$235,000	$172	46
35 Weller Ave	0.67mi	3/1.0 (-1)	1,320 (-11%)	10mo	$275,000	$208	37
118 Danforth Ave	0.68mi	3/1.0 (-1)	1,310 (-12%)	9mo	$82,000	$63	37
34 Lenox Ave	0.63mi	3/1.5 (-1)	1,678 (+13%)	8mo	$213,000	$127	34
11 Laflin Ter	0.68mi	3/2.5 (-1)	1,623 (+10%)	10mo	$360,000	$222	32
42 Briggs Ave	0.75mi	3/2.0 (-1)	1,338 (-10%)	10mo	$210,000	$157	32

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 · 7.72% rent growth · sell at horizon

5-year hold

• IRR: 1.1%
• Equity multiple: 1.04×
• Total profit: $2,433
• Equity at exit: $29,075

10-year hold

• IRR: 14.8%
• Equity multiple: 2.45×
• Total profit: $78,973
• Equity at exit: $16,860

Cash invested: $54,600 (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: 275
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,056 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$146 /mo · $1,757/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $374

Break-even live

Break-even rent $1,583

Max offer price $195,000

Occupancy floor 77%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
117 Lincoln St Unit 117 Pittsfield, MA	4.0	2.0	1500	$2,000	$1.33	43d	1	0.21mi
76 Stoddard Ave Unit 78 Pittsfield, MA	4.0	1.5	1560	$2,000	$1.28	43d	1	0.44mi
88 Wahconah St Pittsfield, MA	4.0	1.5	1292	$2,300	$1.78	43d	1	0.61mi
266 Linden St Unit 2R Pittsfield, MA	3.0	1.0	1000	$1,750	$1.75	23d	1	0.93mi
19 Atwood Ave Pittsfield, MA	3.0	1.0	1350	$1,600	$1.19	43d	1	0.94mi
24 Curtin Ave Pittsfield, MA	3.0	1.5	1176	$1,600	$1.36	43d	1	1.06mi

Listing history 23 events

1. 2026-06-19
   days on market $195,000 Active 36 DOM
2. 2026-06-18
   days on market $195,000 Active 35 DOM
3. 2026-06-17
   days on market $195,000 Active 34 DOM
4. 2026-06-16
   days on market $195,000 Active 33 DOM
5. 2026-06-15
   days on market $195,000 Active 32 DOM
6. 2026-06-14
   days on market $195,000 Active 30 DOM
7. 2026-06-12
   statusdays on market $195,000 Active 29 DOM
8. 2026-06-09
   days on market $195,000 Price Changed 26 DOM
9. 2026-06-09
   pricestatus $195,000 Price Changed 25 DOM
10. 2026-06-08
    days on market $199,000 Active 25 DOM

    Show marketing remark (579 chars)

    Conveniently located near downtown Pittsfield, this home offers an affordable opportunity for buyers looking to transition from renting to homeownership or for investors seeking their next project. The home features a spacious eat-in kitchen with first-floor laundry, functional living space, and a manageable yard with a covered back porch that could easily be screened in for seasonal enjoyment. While the property could benefit from cosmetic updates, it offers solid potential and is located close to local shops, restaurants, parks, and major routes for everyday convenience.

11. 2026-06-07
    days on market $199,000 Active 24 DOM
12. 2026-06-05
    days on market $199,000 Active 21 DOM
13. 2026-06-02
    days on market $199,000 Active 19 DOM
14. 2026-06-01
    days on market $199,000 Active 18 DOM
15. 2026-05-31
    days on market $199,000 Active 17 DOM
16. 2026-05-30
    days on market $199,000 Active 16 DOM
17. 2026-05-14
    listed $199,000 New 579-char remark

    Show marketing remark (579 chars)

    Conveniently located near downtown Pittsfield, this home offers an affordable opportunity for buyers looking to transition from renting to homeownership or for investors seeking their next project. The home features a spacious eat-in kitchen with first-floor laundry, functional living space, and a manageable yard with a covered back porch that could easily be screened in for seasonal enjoyment. While the property could benefit from cosmetic updates, it offers solid potential and is located close to local shops, restaurants, parks, and major routes for everyday convenience.

18. 2026-05-14
    listed $199,000 Active 579-char remark

    Show marketing remark (579 chars)

    Conveniently located near downtown Pittsfield, this home offers an affordable opportunity for buyers looking to transition from renting to homeownership or for investors seeking their next project. The home features a spacious eat-in kitchen with first-floor laundry, functional living space, and a manageable yard with a covered back porch that could easily be screened in for seasonal enjoyment. While the property could benefit from cosmetic updates, it offers solid potential and is located close to local shops, restaurants, parks, and major routes for everyday convenience.

19. 2023-10-23
    soldstatus $148,000 Closed

    Show marketing remark (223 chars)

    Private 4 bedroom home with screened room off large deck and fenced back yard. Lead compliant. 1st floor laundry. New carpet and paint. Can be purchased with 55 Adam St. for a great investment opportunity /owner occupy

20. 2023-09-27
    status Pending

    Show marketing remark (223 chars)

    Private 4 bedroom home with screened room off large deck and fenced back yard. Lead compliant. 1st floor laundry. New carpet and paint. Can be purchased with 55 Adam St. for a great investment opportunity /owner occupy

21. 2023-08-23
    listed $149,900 Active

    Show marketing remark (223 chars)

    Private 4 bedroom home with screened room off large deck and fenced back yard. Lead compliant. 1st floor laundry. New carpet and paint. Can be purchased with 55 Adam St. for a great investment opportunity /owner occupy

22. 2007-08-31
    soldstatus $165,000
23. 2007-06-28
    listed $99,900

ⓘ 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: $1,757 · $146/mo
• Projected year-2 tax: $2,078 · $173/mo
• Expected delta: +$321/yr (+$27/mo · 18.3%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $24,675
• − Mortgage interest: −$10,923
• − Property taxes: −$1,757
• − Insurance: −$975
• − Repairs & maintenance: −$1,974
• − Management: −$1,974
• − Depreciation: −$5,673
• Taxable income: $1,399
• Est. tax owed @ 24.0%: −$336
• After-tax cash flow: $4,154/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

+95.2% since first listed

9 events — show timeline

• 2026-06-08 Price Changed $195,000 MLS PIN
• 2026-06-08 Price Changed $195,000 BCMLS
• 2026-05-14 Listed $199,000 BCMLS
• 2026-05-14 Listed $199,000 MLS PIN
• 2023-10-23 Sold (MLS) $148,000 BCMLS
• 2023-09-27 Pending — BCMLS
• 2023-08-23 Listed $149,900 BCMLS
• 2007-08-31 Sold (MLS) $165,000 BCMLS
• 2007-06-28 Listed $99,900 BCMLS

Property tax history

+1.0%/yr

Latest (2023): $1,757 · +13.4% YoY. Source: county tax records.