30 Jackson Rd · Savoy, MA 01256

$199,000

2 bd · 1.0 ba · 1,421 sqft · Other · 3 Days on market

Built 1960 1.40 ac lot

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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 +12.1/30.0
• ARV discount +7.5/15.0
• Appreciation +6.2/10.0
• DSCR +3.6/10.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

In the country but close by to everything. Priced below assessed value.Newly renovated with new roof windows and siding, lovely redone 2 bedroom with large eat in kitchen, open living room and very large bath with tub an shower. Five sky lights with enclosed porch and there is a brook for a great nature setting. Outbuilding is like a doll house and would make a great studio. A must see..

Key facts

• Detached outbuilding
• Brook frontage
• 1.4 acre lot

Tags

• BROOK FRONTAGE
• DETACHED OUTBUILDING

Property features AI

Exterior

• Parking: Off-street parking
• Security: Alarm system
• Utilities: 100 Amp electrical service with circuit breakers; Private sewer
• Home design: Waterfront property
• Construction: Metal roof; Total building area approximately 1421
• Exterior features: Private trash service; Frontage on water; Close to water; Brook on or near property; Off-street parking

Interior

• Kitchen: Refrigerator
• Bedrooms: 5 rooms total; At least one bedroom (listed as Bedroom 1)
• Flooring: Carpet; Wood
• Bathrooms: 1 full bathroom; 0 half bathrooms
• Heating & cooling: Propane heating; Has heating
• Interior features: Alarm system; Skylights; Accessible bedroom; Accessible full bath
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $199k.

Deal economics

• At list price, monthly cash flow is $-45 ($-538/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (4.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (19.6% below list).
• Recommended offer: $160k (19.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Savoy (rural): math 0% / reading 40% proficiency, ranked #365 of 371 in MA (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Emma L Miller Elementary School (math 30% / reading 30%, grade F, #657 of 938 statewide, top 70%, 40 students, 0% FRL) — zoned schools average 0% FRL vs 38% district-wide (38 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 6 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

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (2.5% 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 (2.5% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 18y 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 $130k; list at $199k implies a 53% gain — meaningful room to come down on a strong offer.

Recommended offer $160,000 (19.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1960 — 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. 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?
5. 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.
6. 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.
7. 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: 0.80% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.97%
• DSCR: 0.96
• GRM: 10.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.49% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.1%
• Equity multiple: 1.28×
• Total profit: $15,770
• Equity at exit: $83,809

10-year hold

• IRR: 8.4%
• Equity multiple: 2.20×
• Total profit: $66,919
• Equity at exit: $124,912

Cash invested: $55,720 (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 01256

• Home prices YoY: 1.8%
• Active inventory: 6
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,600 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$182 /mo · $2,188/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $-45

Break-even live

Break-even rent $1,657

Max offer price $191,081

Occupancy floor 98%

Sensitivity live

Price	-10% $68	-5% $11	+0% $-45	+5% $-101	+10% $-157
Rent	-10% $-171	-5% $-108	+0% $-45	+5% $18	+10% $82
Rate	-1.0pp $55	-0.5pp $6	base $-45	+0.5pp $-96	+1.0pp $-149

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
661 Main Rd Unit A Savoy, MA	2.0	1.0	1200	$1,600	$1.33	15d	1	0.91mi

Listing history 4 events

1. 2026-06-21
   days on market $199,000 Active 3 DOM
2. 2026-06-21
   days on market $199,000 Active 2 DOM
3. 2026-06-18
   remarks 699-char remark
4. 2026-06-18
   listed $199,000 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: $2,188 · $182/mo
• Projected year-2 tax: $2,318 · $193/mo
• Expected delta: +$130/yr (+$11/mo · 5.9%)

ⓘ 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 2/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥86°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: $19,200
• − Mortgage interest: −$11,147
• − Property taxes: −$2,188
• − Insurance: −$995
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$5,789
• Taxable loss: −$3,991
• Est. tax savings @ 24.0%: +$958
• After-tax cash flow: $420/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: Savoy
• NCES district ID: 2510530
• Math proficiency: 0% ▬ 0.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $54,180
• Composite: 21.48/100
• National rank: #13629
• State rank: #365 of 371 in MA

Livability — Savoy

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 733

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 (97%)
• Race & ethnicity: White 97% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Romanian 15% Lithuanian 13% Italian 6%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▲ 2.49%
• Current HPI: 140.3059
• 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

+47.4% since first listed

7 events — show timeline

• 2026-06-10 Listed $199,000 BCMLS
• 2009-11-23 Sold (MLS) $130,000 MLS PIN
• 2009-11-23 Sold (MLS) $130,000 BCMLS
• 2009-08-17 Listed $134,900 MLS PIN
• 2009-07-29 Listed $134,900 BCMLS
• 2008-11-05 Listing Removed — BCMLS
• 2008-05-05 Listed $135,000 BCMLS

Property tax history

+0.5%/yr

Latest (2023): $2,188 · +6.6% YoY. Source: county tax records.