86 Ashfield Rd · Williamsburg, MA 01096

$160,000

1 bd · 1.0 ba · 720 sqft · SingleFamily public records · 23 Days on market

Built 1966 2.73 ac lot Est $319k · 50% under

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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 +18.0/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.6/10.0
• 1% rule +5.1/10.0
• Schools +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

2.7+/- Acres of land with a stream running right along the front of it. Very peaceful, great location for campsite or for someone to make this lot a year round home. This property will need much work to make inhabitable and the right buyer to make it a HOME. Title V inspection is Fail, bridge connecting house to main road is in disrepair and will need work done to be able to use safely. BRIDGE MAY BE UNSAFE--- EXTREME CAUTION SHOULD BE USED IF CROSSING!!! ALL INDIVIDUALS USING BRIDGE DO SO AT THEIR OWN RISK!!

Key facts

• 2.73 acre lot
• 2 parking spots
• Built 1966

Property features AI

Finance

• Other: Lot size approximately 2.73 acres; Property is listed as active
• HOA & community: Community has public transportation, shopping, tennis courts, parks, walk/jog trails, golf, medical facility, house of worship, and public school access; Not a senior community

Exterior

• Parking: 2 open parking spaces (total 2)
• Utilities: Private water source
• Home design: Single-family residence; One-story (above grade finished area 738); Year built from public records
• Construction: Frame construction; Shingle roof; Above grade finished area 738
• Exterior features: Deck with roof; Waterfront property with stream/river/creek; Wooded, sloped lot

Interior

• Flooring: Plywood
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating present (type: other); Cooling present (type: other)
• Interior features: 6 total rooms; Plywood flooring; Crawl space basement; Other interior features
• Laundry & utility: Water heater; Other appliances

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $71 ($855/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Williamsburg (rural): math 35% / reading 55% proficiency, ranked #271 of 371 in MA (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: 2 active listings in the ZIP; 349 units permitted in Hampshire County in 2024 (185 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Hampshire County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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 $25k; list at $160k implies a 540% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,600 (1.5% below list)

Questions for the listing agent

1. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.01% ✓
• Cap rate: 7.33%
• Cash-on-cash: 3.69%
• DSCR: 1.16
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $318,960
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
146 Ashfield Rd	0.50mi	2/1.0 (+1)	768 (+7%)	18mo	$340,000	$443	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.7%
• Equity multiple: 3.05×
• Total profit: $91,766
• Equity at exit: $144,141

10-year hold

• IRR: 22.6%
• Equity multiple: 6.96×
• Total profit: $266,836
• Equity at exit: $310,845

Cash invested: $44,800 (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 01096

• Home prices YoY: 8.3%
• Active inventory: 2
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,617 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$234 /mo · $2,803/yr
• Insurance: −$67
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $71

Break-even live

Break-even rent $1,526

Max offer price $160,000

Occupancy floor 91%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $160,000 Active 23 DOM
2. 2026-06-17
   days on market $160,000 Active 22 DOM
3. 2026-06-16
   days on market $160,000 Active 21 DOM
4. 2026-06-15
   days on market $160,000 Active 20 DOM
5. 2026-06-13
   days on market $160,000 Active 18 DOM
6. 2026-06-12
   days on market $160,000 Active 17 DOM
7. 2026-06-10
   days on market $160,000 Active 15 DOM
8. 2026-06-09
   days on market $160,000 Active 14 DOM
9. 2026-06-08
   days on market $160,000 Active 13 DOM
10. 2026-06-07
    days on market $160,000 Active 12 DOM
11. 2026-06-05
    days on market $160,000 Active 10 DOM
12. 2026-06-03
    days on market $160,000 Active 8 DOM
13. 2026-06-02
    days on market $160,000 Active 7 DOM
14. 2026-06-01
    days on market $160,000 Active 6 DOM
15. 2026-05-31
    days on market $160,000 Active 5 DOM
16. 2026-05-30
    statusdays on market $160,000 Active 4 DOM
17. 2026-05-26
    listed $160,000 Price Changed
18. 2017-05-24
    soldstatus $25,000 516-char remark

    Show marketing remark (516 chars)

    2.7+/- Acres of land with a stream running right along the front of it. Very peaceful, great location for campsite or for someone to make this lot a year round home. This property will need much work to make inhabitable and the right buyer to make it a HOME. Title V inspection is Fail, bridge connecting house to main road is in disrepair and will need work done to be able to use safely. BRIDGE MAY BE UNSAFE--- EXTREME CAUTION SHOULD BE USED IF CROSSING!!! ALL INDIVIDUALS USING BRIDGE DO SO AT THEIR OWN RISK!!

19. 2017-04-25
    listed $21,999 516-char remark

    Show marketing remark (516 chars)

    2.7+/- Acres of land with a stream running right along the front of it. Very peaceful, great location for campsite or for someone to make this lot a year round home. This property will need much work to make inhabitable and the right buyer to make it a HOME. Title V inspection is Fail, bridge connecting house to main road is in disrepair and will need work done to be able to use safely. BRIDGE MAY BE UNSAFE--- EXTREME CAUTION SHOULD BE USED IF CROSSING!!! ALL INDIVIDUALS USING BRIDGE DO SO AT THEIR OWN RISK!!

20. 2007-08-31
    soldstatus $50,000

ⓘ 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: $2,803 · $234/mo
• Projected year-2 tax: $2,803 · $234/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $19,398
• − Mortgage interest: −$8,962
• − Property taxes: −$2,803
• − Insurance: −$1,598
• − Repairs & maintenance: −$1,552
• − Management: −$1,552
• − Depreciation: −$4,655
• Taxable loss: −$1,723
• Est. tax savings @ 24.0%: +$414
• After-tax cash flow: $1,269/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: Williamsburg
• NCES district ID: 2512990
• Math proficiency: 35% ▬ 0.00%
• Reading proficiency: 55% ▲ 5.00%
• Median HH income: $66,104
• Composite: 42.36/100
• National rank: #6934
• State rank: #271 of 371 in MA

Livability — Williamsburg

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

Census & demographics

• Population (ZIP): 2,566

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 (91%)
• Race & ethnicity: White 91% Two or more races 5% Asian 2% Hispanic / Latino 2%
• Common ancestry: Romanian 13% Lithuanian 11% Slovak 3%
• Foreign-born: 5% · China, Canada
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1% French/Haitian/Cajun 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: ▲ 19.50%
• Current HPI: 255.4604
• 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

+220.0% since first listed

4 events — show timeline

• 2026-05-26 Listed $160,000 MLS PIN
• 2017-05-24 Sold (MLS) $25,000 MLS PIN
• 2017-04-25 Listed $21,999 MLS PIN
• 2007-08-31 Sold (Public Records) $50,000 Public Records

Property tax history

+2.5%/yr

Latest (2023): $2,803 · +15.1% YoY. Source: county tax records.