41 Prospect St · North Adams, MA 01247

$259,900

4 bd · 2.0 ba · 2,172 sqft · SingleFamily public records · 38 Days on market

Built 1900 7,405 sqft lot $120/sqft · 19% above area Est $218k · 19% 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 +19.8/30.0
• DSCR +6.3/10.0
• 1% rule +4.5/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.9/10.0
• Schools +1.8/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Single Family Home, 4-bedroom, 2 bath, within a mile of Mass Moca, and Downtown North Adams. Seller has done updates to the property including repair of the slate roof. The property is in need of some renovation. At one point it was a two-family home and could be turned into one again. May require FHA 203K or other rehab loan.

Key facts

• New lighting
• Fresh paint
• New flooring

Tags

• MAIN LEVEL PRIMARY BEDROOM
• SPACIOUS NEW KITCHEN
• NEW APPLIANCES
• NEW FLOORING
• NEW LIGHTING
• FRESH PAINT

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public sewer; 100 Amp electrical service
• Home design: Slate roof; Building area approximately 2172
• Construction: Slate roof
• Exterior features: Porch; Deck; Landscaped

Interior

• Kitchen: Microwave
• Bedrooms: Total rooms: 11
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Electric heating
• Interior features: Accessible bedroom; Accessible full bathroom; Porch; Deck; Landscaped
• Laundry & utility: Washer; Dryer; 100 Amp electrical service

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $307 ($4k/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 $248k (4.8% below list).
• Recommended offer: $248k (4.8% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 6.0% in North Adams — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 55/100 on livability (#242 in MA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, cost of living A-; Watch: employment C-, health & safety D, crime F.
• North Adams (town): math 14% / reading 29% proficiency, ranked #291 of 302 in MA (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Brayton (math 8% / reading 27%, grade F, #819 of 938 statewide, top 88%, 228 students, 0% FRL); Drury High (math 16% / reading 24%, grade F, #308 of 343 statewide, top 91%, 493 students, 0% FRL) — zoned schools average 0% FRL vs 53% district-wide (53 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 99 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 130 units permitted in Berkshire County in 2024 (10 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 $8k 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.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 31y 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 $82k; list at $260k implies a 219% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $247,500 (4.8% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 5% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.95% ✗
• Cap rate: 7.71%
• Cash-on-cash: 5.07%
• DSCR: 1.23
• GRM: 8.8

CMA / ARV

• ARV (median comp): $218,471
• List price: $259,900
• Delta: 18.96%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41 Prospect St	0.00mi	4/2.0	2,172 (0%)	10mo	$81,500	$38	91
67 Cherry St	0.42mi	4/2.0	2,210 (+2%)	5mo	$410,000	$186	73
232 Eagle St	0.17mi	3/2.0 (-1)	1,982 (-9%)	9mo	$200,000	$101	65
541 E Main St	0.59mi	4/2.0	2,200 (+1%)	11mo	$230,000	$105	62
60 Brooklyn St	0.47mi	4/1.0	2,229 (+3%)	14mo	$185,000	$83	58
135 E Quincy St	0.36mi	5/2.0 (+1)	2,460 (+13%)	0mo	$30,000	$12	56
50 Gallup St	0.41mi	4/2.0	2,452 (+13%)	5mo	$244,900	$100	56
12 Bryant St	0.62mi	3/3.0 (-1)	2,232 (+3%)	13mo	$225,000	$101	46
450 E Main St	0.43mi	3/1.5 (-1)	1,916 (-12%)	9mo	$255,000	$133	46
83 Williams St	0.70mi	4/2.5	2,458 (+13%)	2mo	$292,000	$119	42
195 Wells Ave	0.44mi	3/2.5 (-1)	2,472 (+14%)	13mo	$467,000	$189	39
116 West Main St	0.67mi	3/1.5 (-1)	1,896 (-13%)	11mo	$250,000	$132	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.5%
• Equity multiple: 0.69×
• Total profit: $-22,604
• Equity at exit: $38,752

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $5,291
• Equity at exit: $22,471

Cash invested: $72,772 (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 01247

• Home prices YoY: -2.0%
• Active inventory: 99
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,475 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$177 /mo · $2,122/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $307

Break-even live

Break-even rent $2,086

Max offer price $259,900

Occupancy floor 83%

Sensitivity live

Price	-10% $454	-5% $381	+0% $307	+5% $234	+10% $160
Rent	-10% $112	-5% $209	+0% $307	+5% $405	+10% $503
Rate	-1.0pp $438	-0.5pp $373	base $307	+0.5pp $240	+1.0pp $171

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
40 Cady St North Adams, MA	3.0	1.5	1467	$2,475	$1.69	45d	1	0.70mi

Listing history 29 events

1. 2026-06-21
   days on market $259,900 Active 38 DOM
2. 2026-06-21
   days on market $259,900 Active 37 DOM
3. 2026-06-18
   pricedays on market $259,900 Active 35 DOM
4. 2026-06-17
   days on market $269,900 Active 34 DOM
5. 2026-06-16
   days on market $269,900 Active 33 DOM
6. 2026-06-15
   days on market $269,900 Active 32 DOM
7. 2026-06-13
   days on market $269,900 Active 30 DOM
8. 2026-06-12
   days on market $269,900 Active 29 DOM
9. 2026-06-09
   days on market $269,900 Active 26 DOM
10. 2026-06-08
    days on market $269,900 Active 25 DOM
11. 2026-06-07
    days on market $269,900 Active 24 DOM
12. 2026-06-07
    days on market $269,900 Active 23 DOM
13. 2026-06-04
    days on market $269,900 Active 20 DOM
14. 2026-06-02
    days on market $269,900 Active 19 DOM
15. 2026-06-01
    days on market $269,900 Active 18 DOM
16. 2026-05-31
    days on market $269,900 Active 17 DOM
17. 2026-05-31
    days on market $269,900 Active 16 DOM
18. 2026-05-13
    listed $269,900 Active 511-char remark
19. 2026-03-11
    historical
20. 2025-12-02
    listed $269,900 Active
21. 2025-08-05
    soldstatus $81,500 Closed

    Show marketing remark (329 chars)

    Single Family Home, 4-bedroom, 2 bath, within a mile of Mass Moca, and Downtown North Adams. Seller has done updates to the property including repair of the slate roof. The property is in need of some renovation. At one point it was a two-family home and could be turned into one again. May require FHA 203K or other rehab loan.

22. 2025-06-27
    status Pending

    Show marketing remark (329 chars)

    Single Family Home, 4-bedroom, 2 bath, within a mile of Mass Moca, and Downtown North Adams. Seller has done updates to the property including repair of the slate roof. The property is in need of some renovation. At one point it was a two-family home and could be turned into one again. May require FHA 203K or other rehab loan.

23. 2025-06-01
    listed $99,000 Active

    Show marketing remark (329 chars)

    Single Family Home, 4-bedroom, 2 bath, within a mile of Mass Moca, and Downtown North Adams. Seller has done updates to the property including repair of the slate roof. The property is in need of some renovation. At one point it was a two-family home and could be turned into one again. May require FHA 203K or other rehab loan.

24. 2000-12-07
    soldstatus $33,000
25. 2000-12-07
    soldstatus $33,000
26. 2000-07-27
    listed $35,000
27. 1995-10-02
    soldstatus $119,000
28. 1995-08-22
    historical
29. 1995-05-01
    listed $124,900

ⓘ 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: $2,122 · $177/mo
• Projected year-2 tax: $2,659 · $222/mo
• Expected delta: +$537/yr (+$45/mo · 25.3%)

ⓘ 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 9 d/yr ≥92°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,700
• − Mortgage interest: −$14,558
• − Property taxes: −$2,122
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,376
• − Management: −$2,376
• − Depreciation: −$7,561
• Taxable loss: −$593
• Est. tax savings @ 24.0%: +$142
• After-tax cash flow: $3,828/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: North Adams
• NCES district ID: 2508670
• Math proficiency: 14% ▼ -13.00%
• Reading proficiency: 29% ▼ -11.00%
• Median HH income: $36,746
• Composite: 17.83/100
• National rank: #9006
• State rank: #291 of 302 in MA

Livability — North Adams

• Score: 55/100
• State rank: #242
• US rank: #23506

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Adams, MA
• City population: 14,967
• Population (ZIP): 14,967

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 5% Two or more races 4% Asian 3%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Lithuanian 15% Romanian 4% German 2%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · Other Indo-European 2% Spanish 2% French/Haitian/Cajun 0%

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: ▼ -6.22%
• Current HPI: 298.8949
• 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

+116.1% since first listed

12 events — show timeline

• 2026-05-13 Listed $269,900 BCMLS
• 2026-03-11 Listing Removed — BCMLS
• 2025-12-02 Listed $269,900 BCMLS
• 2025-08-05 Sold (MLS) $81,500 BCMLS
• 2025-06-27 Pending — BCMLS
• 2025-06-01 Listed $99,000 BCMLS
• 2000-12-07 Sold (Public Records) $33,000 Public Records
• 2000-12-07 Sold (MLS) $33,000 BCMLS
• 2000-07-27 Listed $35,000 BCMLS
• 1995-10-02 Sold (MLS) $119,000 MLS PIN
• 1995-08-22 Listing Removed — MLS PIN
• 1995-05-01 Listed $124,900 MLS PIN

Property tax history

+3.8%/yr

Latest (2023): $2,122 · +8.9% YoY. Source: county tax records.