5 Torrey St · Easthampton, MA 01027

$350,000

2 bd · 1.5 ba · 1,242 sqft · SingleFamily public records · 87 Days on market

Built 1900 2.60 ac lot $282/sqft · 22% below area Est $451k · 22% under

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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 +16.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• 1% rule +3.8/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Look no further than this Easthampton treasure!! Set on over 2.5 acres, this home provides the privacy, land & open canvas that you've been searching for in your next project! With the North Branch of the Manhan River running on the South side and the other sides being surrounded by almost 60 acres of agriculturally-zoned farmland, this land is protected and cannot be developed further at this time. It should be noted prior to scheduling a showing that the kitchen has already been gutted and all building materials will remain with the home. Finish the kitchen to suit your own needs with the rest of the home already in move-in ready condition. The best part - the septic system was completely replaced in December 2023 and will last for many, many years to come! This home is to be transferred in "as-is" condition with the list price reflective of such. Two great-sized bedrooms with brand new carpeting are located on the second floor with a third bedroom on the first.

Key facts

• Over 2.5 acres
• 2.6 acre lot
• 20 parking spots

Tags

• OVER 2.5 ACRES
• MOVE-IN READY CONDITION

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $144 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $307k (12.2% below list).
• Recommended offer: $307k (12.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Easthampton (suburban): math 27% / reading 47% proficiency, ranked #219 of 302 in MA (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 23 active listings in the ZIP; 349 units permitted in Hampshire County in 2024 (185 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Hampshire 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 87 days — a 6% lower offer ($329k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $307,230 (12.2% below list)

Questions for the listing agent

1. It's been on market 87 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 1900 — 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 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: 0.88% ✗
• Cap rate: 7.01%
• Cash-on-cash: 2.58%
• DSCR: 1.11
• GRM: 9.5

CMA / ARV

• ARV (median comp): $450,745
• List price: $350,000
• Delta: -22.35%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Russell Ln	0.46mi	3/1.5 (+1)	1,254 (+1%)	10mo	$525,000	$419	64
155 Loudville Rd	0.38mi	3/2.0 (+1)	1,306 (+5%)	22mo	$330,000	$253	49

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: -13.5%
• Equity multiple: 0.51×
• Total profit: $-47,588
• Equity at exit: $52,186

10-year hold

• IRR: -4.6%
• Equity multiple: 0.70×
• Total profit: $-29,788
• Equity at exit: $30,262

Cash invested: $98,000 (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 01027

• Active inventory: 23
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $3,072 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$236 /mo · $2,826/yr
• Insurance: −$146
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$645
• Net cashflow: $144

Break-even live

Break-even rent $2,890

Max offer price $350,000

Occupancy floor 90%

Sensitivity live

Price	-10% $342	-5% $243	+0% $144	+5% $45	+10% $-54
Rent	-10% $-99	-5% $23	+0% $144	+5% $265	+10% $387
Rate	-1.0pp $320	-0.5pp $233	base $144	+0.5pp $53	+1.0pp $-39

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $350,000 Active 87 DOM
2. 2026-06-17
   days on market $350,000 Active 86 DOM
3. 2026-06-16
   days on market $350,000 Active 85 DOM
4. 2026-06-15
   days on market $350,000 Active 84 DOM
5. 2026-06-14
   days on market $350,000 Active 82 DOM
6. 2026-06-10
   days on market $350,000 Active 79 DOM
7. 2026-06-09
   days on market $350,000 Active 78 DOM
8. 2026-06-08
   days on market $350,000 Active 77 DOM
9. 2026-06-07
   days on market $350,000 Active 76 DOM
10. 2026-06-03
    days on market $350,000 Active 72 DOM
11. 2026-06-02
    days on market $350,000 Active 71 DOM
12. 2026-06-01
    days on market $350,000 Active 70 DOM
13. 2026-05-31
    days on market $350,000 Active 69 DOM
14. 2026-05-30
    days on market $350,000 Active 68 DOM
15. 2026-05-19
    status Back On Market 993-char remark

    Show marketing remark (993 chars)

    Look no further than this Easthampton treasure!! Set on over 2.5 acres, this home provides the privacy, land & open canvas that you've been searching for in your next project! With the North Branch of the Manhan River running on the South side and the other sides being surrounded by almost 60 acres of agriculturally-zoned farmland, this land is protected and cannot be developed further at this time. It should be noted prior to scheduling a showing that the kitchen has already been gutted and all building materials will remain with the home. Finish the kitchen to suit your own needs with the rest of the home already in move-in ready condition. The best part - the septic system was completely replaced in December 2023 and will last for many, many years to come! This home is to be transferred in "as-is" condition with the list price reflective of such. Two great-sized bedrooms with brand new carpeting are located on the second floor with a third bedroom on the first.

16. 2026-05-07
    historical Contingent 993-char remark

    Show marketing remark (993 chars)

    Look no further than this Easthampton treasure!! Set on over 2.5 acres, this home provides the privacy, land & open canvas that you've been searching for in your next project! With the North Branch of the Manhan River running on the South side and the other sides being surrounded by almost 60 acres of agriculturally-zoned farmland, this land is protected and cannot be developed further at this time. It should be noted prior to scheduling a showing that the kitchen has already been gutted and all building materials will remain with the home. Finish the kitchen to suit your own needs with the rest of the home already in move-in ready condition. The best part - the septic system was completely replaced in December 2023 and will last for many, many years to come! This home is to be transferred in "as-is" condition with the list price reflective of such. Two great-sized bedrooms with brand new carpeting are located on the second floor with a third bedroom on the first.

17. 2026-03-23
    listed $350,000 New 993-char remark

    Show marketing remark (993 chars)

    Look no further than this Easthampton treasure!! Set on over 2.5 acres, this home provides the privacy, land & open canvas that you've been searching for in your next project! With the North Branch of the Manhan River running on the South side and the other sides being surrounded by almost 60 acres of agriculturally-zoned farmland, this land is protected and cannot be developed further at this time. It should be noted prior to scheduling a showing that the kitchen has already been gutted and all building materials will remain with the home. Finish the kitchen to suit your own needs with the rest of the home already in move-in ready condition. The best part - the septic system was completely replaced in December 2023 and will last for many, many years to come! This home is to be transferred in "as-is" condition with the list price reflective of such. Two great-sized bedrooms with brand new carpeting are located on the second floor with a third bedroom on the first.

18. 2023-12-21
    soldstatus $325,000 Sold 665-char remark

    Show marketing remark (665 chars)

    A rare find in Easthampton! Beautiful, 2.6 acre country setting bordered by the North branch of the Manhan River on one side and 59 acres of APR land to the other side and the rear!!!. It has five rooms, three bedrooms and one bathroom. On the first floor there is a country kitchen, living room, bath, bedroom and an enclosed porch. The second floor has 2 bedrooms, one of which has a partition down the middle and could be used as 2 small bedrooms. Some of the windows have been replaced and the exterior is vinyl sided, but the interior is waiting for your desired improvements. The house has city water and will have a new septic system installed by the seller.

19. 2023-10-24
    status Under Agreement 665-char remark

    Show marketing remark (665 chars)

    A rare find in Easthampton! Beautiful, 2.6 acre country setting bordered by the North branch of the Manhan River on one side and 59 acres of APR land to the other side and the rear!!!. It has five rooms, three bedrooms and one bathroom. On the first floor there is a country kitchen, living room, bath, bedroom and an enclosed porch. The second floor has 2 bedrooms, one of which has a partition down the middle and could be used as 2 small bedrooms. Some of the windows have been replaced and the exterior is vinyl sided, but the interior is waiting for your desired improvements. The house has city water and will have a new septic system installed by the seller.

20. 2023-10-20
    listed $299,500 New 665-char remark

    Show marketing remark (665 chars)

    A rare find in Easthampton! Beautiful, 2.6 acre country setting bordered by the North branch of the Manhan River on one side and 59 acres of APR land to the other side and the rear!!!. It has five rooms, three bedrooms and one bathroom. On the first floor there is a country kitchen, living room, bath, bedroom and an enclosed porch. The second floor has 2 bedrooms, one of which has a partition down the middle and could be used as 2 small bedrooms. Some of the windows have been replaced and the exterior is vinyl sided, but the interior is waiting for your desired improvements. The house has city water and will have a new septic system installed by the seller.

ⓘ 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: $2,826 · $236/mo
• Projected year-2 tax: $3,566 · $297/mo
• Expected delta: +$740/yr (+$62/mo · 26.2%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $36,868
• − Mortgage interest: −$19,605
• − Property taxes: −$2,826
• − Insurance: −$2,548
• − Repairs & maintenance: −$2,949
• − Management: −$2,949
• − Depreciation: −$10,182
• Taxable loss: −$4,192
• Est. tax savings @ 24.0%: +$1,006
• After-tax cash flow: $2,733/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: Easthampton
• NCES district ID: 2504590
• Math proficiency: 27% ▼ -17.00%
• Reading proficiency: 47% ▲ 3.00%
• Median HH income: $55,625
• Composite: 32.47/100
• National rank: #5713
• State rank: #219 of 302 in MA

Livability — Easthampton

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

Census & demographics

• Census place: Easthampton Town, MA
• Population (ZIP): 17,678

Population outlook (Hampshire County) Hauer SSP2

• Today (2025): 166,577 people
• By 2030: 168,928 · +1.4%
• By 2040: 171,197 · +2.8%
• By 2050: 175,542 · +5.4%
• By 2075: 199,884 · +20.0%
• By 2100: 211,819 · +27.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 9% Hispanic / Latino 8% Asian 1%
• Hispanic origin (detail): Puerto Rican 4% Dominican 1%
• Common ancestry: Lithuanian 14% Romanian 13% Russian 2%
• Foreign-born: 7% · Canada, Jamaica, China
• Languages at home: 89% English-only · Spanish 5% Other Indo-European 2% German/W. Germanic 1%

Political lean MEDSL · Hampshire

• 2024 margin: Solid D (+41.9) · D 69.5% · R 27.6% · Other 2.9%
• 2008→2024 swing: -3.6pp toward R · 2008: 45.6pp · 2024: 41.9pp
• All cycles: 2024: D+41.9 2020: D+46.8 2016: D+39.5 2012: D+43.8 2008: D+45.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -260.63%
• Current HPI: 277.0125
• 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

+16.9% since first listed

6 events — show timeline

• 2026-05-19 Relisted — MLS PIN
• 2026-05-07 Contingent — MLS PIN
• 2026-03-23 Listed $350,000 MLS PIN
• 2023-12-21 Sold (MLS) $325,000 MLS PIN
• 2023-10-24 Pending — MLS PIN
• 2023-10-20 Listed $299,500 MLS PIN

Property tax history

+2.7%/yr

Latest (2023): $2,826 · -11.4% YoY. Source: county tax records.