32 Hathaway St · North Adams, MA 01247

$229,000

3 bd · 1.0 ba · 1,128 sqft · SingleFamily public records · 13 Days on market

Built 1900 3,485 sqft lot Est $200k · 15% over

---

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 +16.2/30.0
• DSCR +5.0/10.0
• 1% rule +4.2/10.0
• 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 +0.9/15.0

Listing remarks MLS

Walk to downtown! Steps to MoCA, this 3 bedroom one bath colonial was completely remodeled, with low maintenance living. Enjoy the nicely appointed kitchen with maple cabinets and a breakfast nook, formal dining room, enclosed front porch and rear deck, with an easy to maintain yard. Two bedrooms up with a full bath PLUS there's a 3rd floor primary en-suite which features a walk in closet and 3/4 tiled bath. The source of all representations are from the seller or a public source; broker has not verified same. It is recommended that buyer independently verify all information.

Key facts

• Galley kitchen
• Vaulted ceiling
• Walk-in closet

Tags

• GALLEY KITCHEN
• NATURAL LIGHT
• TREETOP VIEW
• VAULTED CEILING
• WALK-IN CLOSET
• CERAMIC TILE

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: 200 Amp service with circuit breakers; Public sewer
• Construction: Building area approximately 1,128
• Exterior features: Off-street parking

Interior

• Kitchen: Dishwasher; Refrigerator
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Oil heating
• Interior features: Vaulted ceilings; Walk-in closet(s)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $123 ($1k/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 $212k (7.6% below list).
• Recommended offer: $212k (7.6% below list) — sets the bar for 1% rule.

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: Colegrove Park Elementary (math 8% / reading 37%, grade F, #753 of 938 statewide, top 81%, 235 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $7k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 22y 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.

Risks & watch-outs

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

Recommended offer $211,703 (7.6% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.92% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.30%
• DSCR: 1.10
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $199,656
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32 Hathaway	0.00mi	3/2.0	1,128 (0%)	14mo	$213,000	$189	84
11 Palmer Ave	0.11mi	2/2.0 (-1)	1,128 (0%)	16mo	$170,000	$151	72
84 West Main St	0.41mi	3/1.0	1,064 (-6%)	5mo	$197,000	$185	68
37 Fuller St	0.41mi	3/1.5	1,232 (+9%)	4mo	$225,000	$183	60
501 Eagle St	0.75mi	3/1.0	1,162 (+3%)	2mo	$260,000	$224	58
65 School St	0.69mi	3/1.0	1,130 (+0%)	18mo	$200,000	$177	53
85 Furnace St	0.62mi	3/1.0	1,236 (+10%)	4mo	$207,000	$167	51
58 Wheeler Ave	0.52mi	3/1.0	1,048 (-7%)	20mo	$161,000	$154	47
4 Lamoureaux Pl	0.44mi	3/2.0	1,272 (+13%)	16mo	$180,000	$142	41
28 Goodrich St	0.72mi	3/1.0	1,272 (+13%)	17mo	$225,000	$177	31
458 West Main St	0.73mi	2/1.5 (-1)	969 (-14%)	18mo	$139,000	$143	20
3R Francis St	0.74mi	2/2.0 (-1)	960 (-15%)	15mo	$173,000	$180	20

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: -12.6%
• Equity multiple: 0.54×
• Total profit: $-29,259
• Equity at exit: $34,145

10-year hold

• IRR: -3.6%
• Equity multiple: 0.76×
• Total profit: $-15,339
• Equity at exit: $19,800

Cash invested: $64,120 (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: 9.0×

Monthly cashflow live

• Estimated rent: $2,117 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$253 /mo · $3,037/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $123

Break-even live

Break-even rent $1,961

Max offer price $229,000

Occupancy floor 89%

Sensitivity live

Price	-10% $253	-5% $188	+0% $123	+5% $58	+10% $-7
Rent	-10% $-44	-5% $39	+0% $123	+5% $207	+10% $290
Rate	-1.0pp $238	-0.5pp $181	base $123	+0.5pp $64	+1.0pp $3

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	0.06mi
14 Tyler St North Adams, MA	2.0	1.0	1174	$1,975	$1.68	45d	1	0.17mi
210 Eagle St Unit 1 North Adams, MA	2.0	1.0	1040	$1,300	$1.25	16d	1	0.72mi
132 E Quincy St Unit 3 North Adams, MA	2.0	1.0	800	$1,450	$1.81	15d	1	1.12mi
21-23 Lyman St Unit 21B North Adams, MA	2.0	1.0	725	$1,300	$1.79	16d	1	1.15mi

Listing history 10 events

1. 2026-06-21
   days on market $229,000 Active 13 DOM
2. 2026-06-21
   days on market $229,000 Active 12 DOM
3. 2026-06-18
   days on market $229,000 Active 10 DOM
4. 2026-06-17
   days on market $229,000 Active 9 DOM
5. 2026-06-16
   days on market $229,000 Active 8 DOM
6. 2026-06-15
   days on market $229,000 Active 7 DOM
7. 2026-06-13
   days on market $229,000 Active 5 DOM
8. 2026-06-12
   days on market $229,000 Active 4 DOM
9. 2026-06-09
   remarks 699-char remark
10. 2026-06-09
    listed $229,000 Active 1 DOM

ⓘ 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: $3,037 · $253/mo
• Projected year-2 tax: $3,037 · $253/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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 9 d/yr ≥92°F today · 21 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: $25,404
• − Mortgage interest: −$12,828
• − Property taxes: −$3,037
• − Insurance: −$1,145
• − Repairs & maintenance: −$2,032
• − Management: −$2,032
• − Depreciation: −$6,662
• Taxable loss: −$2,332
• Est. tax savings @ 24.0%: +$560
• After-tax cash flow: $2,036/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

+472.5% since first listed

17 events — show timeline

• 2026-06-04 Listed $229,000 BCMLS
• 2025-04-29 Sold (MLS) $213,000 MLS PIN
• 2025-04-29 Sold (MLS) $213,000 BCMLS
• 2025-04-17 Pending — BCMLS
• 2025-04-03 Pending — MLS PIN
• 2025-03-27 Relisted — MLS PIN
• 2025-03-26 Relisted — BCMLS
• 2025-03-24 Pending — MLS PIN
• 2025-03-24 Pending — BCMLS
• 2025-03-15 Listed $224,900 MLS PIN
• 2025-03-13 Listed $224,900 BCMLS
• 2007-06-28 Sold (Public Records) $153,000 Public Records
• 2007-06-28 Sold (MLS) $153,000 BCMLS
• 2007-05-21 Listed $149,900 BCMLS
• 2005-05-11 Sold (MLS) $42,553 MLS PIN
• 2004-12-17 Listed $45,000 MLS PIN
• 1990-07-19 Sold (Public Records) $40,000 Public Records

Property tax history

+8.3%/yr

Latest (2023): $3,037 · +10.6% YoY. Source: county tax records.