395 Cheshire Rd #102 · Pittsfield, MA 01201

$189,900

3 bd · 2.0 ba · 1,280 sqft · Manufactured · 21 Days on market

Built 2025 Excellent condition

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Rent growth +4.4/5.0
• Livability +3.8/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

You can truly relax and enjoy life here, as this brand-new, thoughtfully crafted home in Pittsfield's premier community lets you skip the maintenance worries of an older house. The open-concept layout is bright and inviting, perfectly connecting your spacious living area to a lovely, modern kitchen. With three bedrooms and two full baths, there is plenty of room. You'll also love the convenience of your own paved driveway and a handy storage shed for all your outdoor gear. Plus, being so close to local shops, dining, and the Rail Trail makes living here a joy. We can't wait for you to move in and enjoy this fresh start! Lot rent includes property taxes, water, trash, road maintenance

Key facts

• Paved driveway
• Storage shed
• Close to dining

Tags

• PAVED DRIVEWAY
• STORAGE SHED
• CLOSE TO LOCAL SHOPS
• CLOSE TO DINING
• CLOSE TO RAIL TRAIL

Property features AI

Exterior

• Parking: Directions: Rte. 8 (Cheshire Rd.)
• Utilities: Public sewer; 100 Amp service
• Home design: New construction; General property type
• Construction: Fiberglass and asphalt roof; Total building area approximately 1280
• Exterior features: Porch

Interior

• Kitchen: Refrigerator; Dishwasher; Large, open kitchen
• Bedrooms: First-floor bedroom
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Has heating
• Interior features: Cable available; Accessible full bathroom; First-floor bedroom with bath; Accessible bedroom
• Laundry & utility: 100 Amp electrical service

🏗️ New construction. The $189,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $62,720.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $190k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $187k (1.5% below list) — sets the bar for market timing.
• Cap rate 29.8% vs local median 3.7% 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+, crime 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.
• Zoned schools: Allendale (math 22% / reading 42%, grade F, #628 of 938 statewide, top 69%, 273 students, 0% FRL); John T Reid Middle (math 7% / reading 17%, grade F, #283 of 305 statewide, top 93%, 450 students, 0% FRL); Pittsfield High (math 32% / reading 57%, grade F, #203 of 343 statewide, top 60%, 651 students, 0% FRL) — zoned schools average 0% FRL vs 50% district-wide (50 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+7.7%/yr); 278 active listings in the ZIP; 130 units permitted in Berkshire County in 2024 (10 in 5+ unit buildings).
• This rent runs 36% 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 $434 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.

Recommended offer $187,051 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 3.35% ✓
• Cap rate: 29.80%
• Cash-on-cash: 83.94%
• DSCR: 4.73
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $62,720
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
245 Cheshire Rd #14	0.35mi	2/1.0 (-1)	1,416 (+11%)	15mo	$70,000	$49	45

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: 89.6%
• Equity multiple: 5.47×
• Total profit: $78,571
• Equity at exit: $9,352

10-year hold

• IRR: 93.7%
• Equity multiple: 13.34×
• Total profit: $216,642
• Equity at exit: $5,423

Cash invested: $17,562 (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: 278
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,104 medium
• Mortgage (P&I): −$329
• Tax est. 1.5%: −$78 /mo · $941/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $1,228

Break-even live

Break-even rent $549

Max offer price $62,720

Occupancy floor 37%

Sensitivity live

Price	-10% $1,272	-5% $1,250	+0% $1,228	+5% $1,207	+10% $1,185
Rent	-10% $1,062	-5% $1,145	+0% $1,228	+5% $1,311	+10% $1,395
Rate	-1.0pp $1,260	-0.5pp $1,244	base $1,228	+0.5pp $1,212	+1.0pp $1,196

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: $15,680
• Closing costs: $1,882
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   statusdays on market $189,900 Pending 21 DOM
2. 2026-06-17
   days on market $189,900 Active 20 DOM
3. 2026-06-16
   days on market $189,900 Active 19 DOM
4. 2026-06-15
   days on market $189,900 Active 18 DOM
5. 2026-06-14
   days on market $189,900 Active 16 DOM
6. 2026-06-12
   days on market $189,900 Active 15 DOM
7. 2026-06-09
   days on market $189,900 Active 12 DOM
8. 2026-06-08
   days on market $189,900 Active 11 DOM
9. 2026-06-07
   days on market $189,900 Active 10 DOM
10. 2026-06-05
    days on market $189,900 Active 7 DOM
11. 2026-06-02
    days on market $189,900 Active 5 DOM
12. 2026-06-01
    days on market $189,900 Active 4 DOM
13. 2026-05-31
    days on market $189,900 Active 3 DOM
14. 2026-05-30
    days on market $189,900 Active 2 DOM
15. 2026-05-27
    listed $189,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 16 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: $25,243
• − Mortgage interest: −$3,513
• − Property taxes: −$941
• − Insurance: −$314
• − Repairs & maintenance: −$2,019
• − Management: −$2,019
• − Depreciation: −$1,825
• Taxable income: $14,612
• Est. tax owed @ 24.0%: −$3,507
• After-tax cash flow: $11,234/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.

Condition & rehab AI · 12 photos

Excellent 100/100 None rehab

This brand-new manufactured home is move-in ready with excellent condition and no visible repairs needed. It offers a great opportunity for investors looking to maximize both resale and rental value.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Install new flooring in living areas — New flooring can improve the look and feel of the home
• Both Add landscaping around the house — Landscaping can enhance curb appeal and add value
• Both Install smart home technology — Smart home technology can increase convenience and add value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Install new flooring in living areas — New flooring can improve the look and feel of the home ↑
• Both Add landscaping around the house — Landscaping can enhance curb appeal and add value ↑
• Both Install smart home technology — Smart home technology can increase convenience and add value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-05-27 Listed $189,900 BCMLS