137 Housatonic St · Lenox, MA 01240

$350,000

4 bd · 2.0 ba · 1,708 sqft · MultiFamily public records · 31 Days on market

Built 1890 0.29 ac lot

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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 +18.3/30.0
• ARV discount +7.5/15.0
• Appreciation +5.9/10.0
• DSCR +5.7/10.0
• Schools +4.9/10.0
• 1% rule +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

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

Listing remarks

HOME BEING SOLD AS IS NO NEGOTIATION ON INSPECTION ISSUES. THE PRICE IS NOT NEGOTIABLE. Two family minutes from downtown Lenox. First floor unit has 2 bedrooms with spacious living area and kitchen. Upstairs unit is a 1 bedroom, 1 bath with fireplace and back deck. Roof replaced in 2021, natural gas, town water and sewer.

Key facts

• Spacious living area
• Downtown lenox
• Back deck

Tags

• DOWNTOWN LENOX
• SPACIOUS LIVING AREA
• FIREPLACE
• BACK DECK
• ROOF REPLACED

Property features AI

Exterior

• Utilities: Public sewer
• Construction: Asphalt roof; Total building area approximately 3038

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: Unit includes 2 bedrooms
• Flooring: Carpet; Linoleum; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating
• Interior features: Dishwasher; Dryer; Refrigerator; Washer
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $319 ($4k/yr) — positive. Per door: $160/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $324k (7.4% below list).
• Recommended offer: $324k (7.4% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 0.7% in Lenox — 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 69/100 on livability (#143 in MA) — a middle-class / working-renter tenant base. Strengths: crime A, health & safety A; Watch: commute C-, employment D, cost of living D.
• Lenox (town): math 47% / reading 67% proficiency, ranked #93 of 302 in MA (top 31%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Morris (math 47% / reading 67%, grade C+, #207 of 938 statewide, top 26%, 339 students, 0% FRL); Lenox Memorial High (math 47% / reading 68%, grade C, #145 of 343 statewide, top 42%, 431 students, 0% FRL) — zoned schools average 0% FRL vs 16% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 50 active listings in the ZIP; 130 units permitted in Berkshire County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($2k loan paydown + $6k appreciation (1.7% local appreciation)).
• Berkshire County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $98k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($340k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 28y 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 $282k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $324,100 (7.4% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 7% 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. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 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: 0.93% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.91%
• DSCR: 1.17
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.71% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.5%
• Equity multiple: 1.40×
• Total profit: $39,173
• Equity at exit: $132,642

10-year hold

• IRR: 11.0%
• Equity multiple: 2.44×
• Total profit: $141,450
• Equity at exit: $186,937

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 01240

• Home prices YoY: 0.6%
• Active inventory: 50
• Price-to-rent: 18.0×

Monthly cashflow live

• Estimated rent: $3,241 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$260 /mo · $3,121/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$681
• Net cashflow: $319

Break-even live

Break-even rent $2,837

Max offer price $350,000

Occupancy floor 85%

Sensitivity live

Price	-10% $517	-5% $418	+0% $319	+5% $220	+10% $121
Rent	-10% $63	-5% $191	+0% $319	+5% $447	+10% $575
Rate	-1.0pp $495	-0.5pp $408	base $319	+0.5pp $228	+1.0pp $136

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,242
Total (2 units)			$3,241

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 33 events

1. 2026-06-22
   days on market $350,000 Active 31 DOM
2. 2026-06-21
   days on market $350,000 Active 30 DOM
3. 2026-06-19
   days on market $350,000 Active 28 DOM
4. 2026-06-18
   days on market $350,000 Active 27 DOM
5. 2026-06-17
   days on market $350,000 Active 26 DOM
6. 2026-06-16
   days on market $350,000 Active 25 DOM
7. 2026-06-15
   days on market $350,000 Active 24 DOM
8. 2026-06-14
   days on market $350,000 Active 22 DOM
9. 2026-06-12
   days on market $350,000 Active 21 DOM
10. 2026-06-09
    days on market $350,000 Active 18 DOM
11. 2026-06-08
    days on market $350,000 Active 17 DOM
12. 2026-06-07
    days on market $350,000 Active 16 DOM
13. 2026-06-05
    days on market $350,000 Active 13 DOM
14. 2026-06-02
    days on market $350,000 Active 11 DOM
15. 2026-06-01
    days on market $350,000 Active 10 DOM
16. 2026-05-31
    days on market $350,000 Active 9 DOM
17. 2026-05-30
    days on market $350,000 Active 8 DOM
18. 2026-05-22
    listed $350,000 Active
19. 2025-11-11
    status Pending
20. 2025-11-10
    historical
21. 2025-09-22
    listed $425,000 Active
22. 2023-02-12
    historical
23. 2023-01-19
    listed $385,000 Active
24. 2011-11-26
    historical
25. 2011-11-26
    historical
26. 2008-11-26
    listed $319,000
27. 2008-11-26
    listed $319,000
28. 2007-09-14
    soldstatus $282,000
29. 2007-09-14
    soldstatus $285,000
30. 2007-07-10
    listed $289,000
31. 1999-03-15
    soldstatus $113,000
32. 1999-03-15
    soldstatus $113,000
33. 1998-01-27
    listed $119,900

ⓘ 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: $3,121 · $260/mo
• Projected year-2 tax: $3,713 · $309/mo
• Expected delta: +$592/yr (+$49/mo · 19.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $38,892
• − Mortgage interest: −$19,605
• − Property taxes: −$3,121
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,111
• − Management: −$3,111
• − Depreciation: −$10,182
• Taxable loss: −$1,989
• Est. tax savings @ 24.0%: +$477
• After-tax cash flow: $4,306/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: Lenox
• NCES district ID: 2506750
• Math proficiency: 47% ▼ -22.00%
• Reading proficiency: 67% ▼ -3.00%
• Median HH income: $56,023
• Composite: 49.09/100
• National rank: #2053
• State rank: #93 of 302 in MA

Livability — Lenox

• Score: 69/100
• State rank: #143
• US rank: #8747

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lenox, MA
• Population (ZIP): 5,024

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 6% Two or more races 2%
• Common ancestry: Romanian 5% Lithuanian 5% Slovak 4%
• Foreign-born: 10% · Canada
• Languages at home: 92% English-only · Spanish 5% French/Haitian/Cajun 1% Other Asian/Pacific 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: ▲ 1.71%
• Current HPI: 272.511
• 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

+191.9% since first listed

16 events — show timeline

• 2026-05-22 Listed $350,000 BCMLS
• 2025-11-11 Pending — BCMLS
• 2025-11-10 Listing Removed — BCMLS
• 2025-09-22 Listed $425,000 BCMLS
• 2023-02-12 Listing Removed — BCMLS
• 2023-01-19 Listed $385,000 BCMLS
• 2011-11-26 Listing Removed — BCMLS
• 2011-11-26 Listing Removed — BCMLS
• 2008-11-26 Listed $319,000 BCMLS
• 2008-11-26 Listed $319,000 BCMLS
• 2007-09-14 Sold (Public Records) $285,000 Public Records
• 2007-09-14 Sold (MLS) $282,000 BCMLS
• 2007-07-10 Listed $289,000 BCMLS
• 1999-03-15 Sold (Public Records) $113,000 Public Records
• 1999-03-15 Sold (MLS) $113,000 BCMLS
• 1998-01-27 Listed $119,900 BCMLS

Property tax history

+1.2%/yr

Latest (2023): $3,121 · +2.8% YoY. Source: county tax records.