99-101 High St · Holyoke, MA 01040

$350,000

6 bd · 6.0 ba · 5,400 sqft · MultiFamily · 65 Days on market

Built 1904 Fair condition 2,200 sqft lot $65/sqft · 25% below area Est $464k · 25% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Turn-key 3-unit mixed-use property — a true income-producing opportunity! This well-maintained property features a spacious street-front commercial unit offering over 2,000 sq ft of prime visibility and functionality. Above, you’ll find a vacant 2-bedroom residential unit with the potential to easily convert into a 3-bedroom, maximizing rental income. The lower level includes a legal 2,000+ sq ft rental space with excellent potential for additional cash flow. The property has been very well cared for, including a newer roof (just 3 years old), making it a solid investment for both new and seasoned investors. Located in a rapidly improving area, with ongoing revitalization along the end of High Street, this is your chance to be part of a growing corridor and benefit from future appreciation. Strong income potential, flexible layout, and a prime location — don’t miss out on this up-and-coming investment opportunity!

Key facts

• Newer roof
• Legal rental space
• Mixed-use property

Tags

• MIXED-USE PROPERTY
• STREET-FRONT COMMERCIAL UNIT
• VACANT RESIDENTIAL UNIT
• LEGAL RENTAL SPACE
• NEWER ROOF

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/2.0-bath units multifamily listed at $350k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($28k/yr) — positive. Per door: $783/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $350k).
• Recommended offer: $329k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.3% vs local median 5.3% in Holyoke — 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 62/100 on livability (#203 in MA) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+, housing B; Watch: schools F, crime F, amenities F.
• Holyoke (suburban): math 5% / reading 14% proficiency, ranked #302 of 302 in MA (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 43 active listings in the ZIP; 453 units permitted in Hampden County in 2024 (116 in 5+ unit buildings).
• At $6,035/mo this rent would consume 135% of the median local household income ($54k/yr) (locally 2404% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• Hampden County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $98k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($329k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1904 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $329,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1904 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.72% ✓
• Cap rate: 14.35%
• Cash-on-cash: 28.76%
• DSCR: 2.28
• GRM: 4.8

CMA / ARV

• ARV (median comp): $464,470
• List price: $350,000
• Delta: -24.65%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
192-194 Beech St	0.51mi	5/3.5 (-1)	5,286 (-2%)	15mo	$321,000	$61	45
495 Appleton St	0.62mi	7/7.0 (+1)	4,858 (-10%)	22mo	$576,500	$119	27

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: 23.1%
• Equity multiple: 1.95×
• Total profit: $92,977
• Equity at exit: $52,186

10-year hold

• IRR: 31.1%
• Equity multiple: 3.80×
• Total profit: $273,969
• 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 01040

• Home prices YoY: -33.2%
• Active inventory: 43
• Price-to-rent: 14.5×

Monthly cashflow live

• Estimated rent: $6,035 high
• Mortgage (P&I): −$1,835
• Tax est. 1.5%: −$438 /mo · $5,250/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,267
• Net cashflow: $2,349

Break-even live

Break-even rent $3,062

Max offer price $350,000

Occupancy floor 56%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	2	$6,036
Total (3 units)			$6,035

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 15 events

1. 2026-06-18
   days on market $350,000 Active 65 DOM
2. 2026-06-17
   days on market $350,000 Active 64 DOM
3. 2026-06-16
   days on market $350,000 Active 63 DOM
4. 2026-06-15
   days on market $350,000 Active 62 DOM
5. 2026-06-14
   days on market $350,000 Active 60 DOM
6. 2026-06-10
   days on market $350,000 Active 57 DOM
7. 2026-06-09
   days on market $350,000 Active 56 DOM
8. 2026-06-08
   days on market $350,000 Active 55 DOM
9. 2026-06-07
   days on market $350,000 Active 54 DOM
10. 2026-06-03
    days on market $350,000 Active 50 DOM
11. 2026-06-02
    days on market $350,000 Active 49 DOM
12. 2026-06-01
    days on market $350,000 Active 48 DOM
13. 2026-05-31
    days on market $350,000 Active 47 DOM
14. 2026-05-30
    days on market $350,000 Active 46 DOM
15. 2026-04-13
    listed $350,000 New 951-char remark

    Show marketing remark (951 chars)

    Turn-key 3-unit mixed-use property — a true income-producing opportunity! This well-maintained property features a spacious street-front commercial unit offering over 2,000 sq ft of prime visibility and functionality. Above, you’ll find a vacant 2-bedroom residential unit with the potential to easily convert into a 3-bedroom, maximizing rental income. The lower level includes a legal 2,000+ sq ft rental space with excellent potential for additional cash flow. The property has been very well cared for, including a newer roof (just 3 years old), making it a solid investment for both new and seasoned investors. Located in a rapidly improving area, with ongoing revitalization along the end of High Street, this is your chance to be part of a growing corridor and benefit from future appreciation. Strong income potential, flexible layout, and a prime location — don’t miss out on this up-and-coming investment opportunity!

ⓘ 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

• 🌡 Heat 5/10 Major
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $72,420
• − Mortgage interest: −$19,605
• − Property taxes: −$5,250
• − Insurance: −$1,750
• − Repairs & maintenance: −$5,794
• − Management: −$5,794
• − Depreciation: −$10,182
• Taxable income: $24,046
• Est. tax owed @ 24.0%: −$5,771
• After-tax cash flow: $22,416/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

Fair 45/100 Moderate rehab

This 3-unit mixed-use property requires moderate renovations to improve its condition and increase its value. The kitchen, bathrooms, exterior, and interior paint are in need of updates, while HVAC maintenance and landscaping improvements will also enhance its appeal.

Repairs flagged

• Moderate Kitchen cabinets — Worn and dated appearance
• Major Bathroom fixtures — Outdated and possibly moldy
• Major Exterior siding — Worn and discoloration
• Major Windows — Old and possibly needing replacement
• Major Paint — Chipped and faded in multiple areas

Value-add opportunities

• Both Kitchen renovation — Modernizing the kitchen can significantly increase both resale and rental value.
• Both Bathroom updates — Upgrading bathrooms will improve both resale and rental appeal.
• Both Exterior siding and window replacement — Updating the exterior will enhance curb appeal and increase property value.
• Both Painting and interior updates — Fresh paint and updated interior will make the property more attractive to buyers and renters.
• Rental HVAC maintenance and upgrades — A functional HVAC system is crucial for rental properties and can attract tenants more easily.
• Both Landscaping and curb appeal improvements — A well-maintained exterior can significantly boost both resale and rental value by making the property more attractive to potential buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn and dated appearance	Moderate	$3,000–15,000
Bathroom fixtures · Outdated and possibly moldy	Major	$15,000–50,000
Exterior siding · Worn and discoloration	Major	$15,000–50,000
Windows · Old and possibly needing replacement	Major	$15,000–50,000
Paint · Chipped and faded in multiple areas	Major	$15,000–50,000
Total estimated repair cost · 5 items		$63,000–215,000

Value-add ROI direction

• Both Kitchen renovation — Modernizing the kitchen can significantly increase both resale and rental value. ↑
• Both Bathroom updates — Upgrading bathrooms will improve both resale and rental appeal. ↑
• Both Exterior siding and window replacement — Updating the exterior will enhance curb appeal and increase property value. ↑
• Both Painting and interior updates — Fresh paint and updated interior will make the property more attractive to buyers and renters. ↑
• Rental HVAC maintenance and upgrades — A functional HVAC system is crucial for rental properties and can attract tenants more easily. ↑
• Both Landscaping and curb appeal improvements — A well-maintained exterior can significantly boost both resale and rental value by making the property more attractive to potential buyers and renters. ↑

ⓘ 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: Holyoke
• NCES district ID: 2506270
• Math proficiency: 5% ▼ -7.00%
• Reading proficiency: 14% ▼ -5.00%
• Median HH income: $35,495
• Composite: 7.79/100
• National rank: #9934
• State rank: #302 of 302 in MA

Livability — Holyoke

• Score: 62/100
• State rank: #203
• US rank: #16308

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Holyoke, MA
• County: Hampden County · 230,965 people
• City population: 37,813
• Metro: Springfield, MA
• Population (ZIP): 37,813
• Household income: $53,605
• Rent vs Own: 58.7% rent · 41.3% own
• Severe rent burden: 2404.0

Population outlook (Hampden County) Hauer SSP2

• Today (2025): 485,646 people
• By 2030: 491,517 · +1.2%
• By 2040: 500,539 · +3.1%
• By 2050: 508,827 · +4.8%
• By 2075: 539,167 · +11.0%
• By 2100: 545,698 · +12.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (52%)
• Race & ethnicity: Hispanic / Latino 52% White 43% Two or more races 23% Black 2%
• Hispanic origin (detail): Puerto Rican 45% Dominican 2%
• Common ancestry: Lithuanian 5% Romanian 4% Slovak 1%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 58% English-only · Spanish 39% Russian/Polish/Slavic 1% French/Haitian/Cajun 1%

Political lean MEDSL · Hampden

• 2024 margin: Lean D (+8.9) · D 53.4% · R 44.5% · Other 2.1%
• 2008→2024 swing: -16.4pp toward R · 2008: 25.3pp · 2024: 8.9pp
• All cycles: 2024: D+8.9 2020: D+17.7 2016: D+16.0 2012: D+25.4 2008: D+25.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -146.03%
• Current HPI: 293.93
• Rent YoY: —
• Metro: Springfield, 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

• 2026-04-13 Listed $350,000 MLS PIN