80 Bungalow St · Southwick, MA 01077

$265,000

3 bd · 1.5 ba · 951 sqft · SingleFamily public records · 158 Days on market

Built 1945 2,676 sqft lot $279/sqft · 6% above area Est $394k · 33% under

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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).

• ARV discount +15.0/15.0
• Cash flow +7.1/30.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity, living on Congamond Lakes North Pond, town sewer and town water, excellent location, property needs work throughout, it will be well worth every penny. Currently is 5 Room, 3 Bedroom house, including the partially finished lower level. House has nice bones and has the potential to be great after needed renovation. Mini splits in basement & upper level . All offers are welcomed.

Key facts

• 2,676 sq ft lot
• Parking
• Built 1945

Tags

• PARTIALLY FINISHED LOWER LEVEL
• MINI SPLITS IN BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-374 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (25.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (34.7% below list).
• Recommended offer: $173k (34.7% 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.
• Southwick-Tolland-Granville Regional School District (rural): math 34% / reading 46% proficiency, ranked #189 of 302 in MA (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Southwick Regional School (math 36% / reading 44%, grade F, #229 of 343 statewide, top 67%, 625 students, 0% FRL) — zoned schools average 0% FRL vs 23% district-wide (23 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 21 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 453 units permitted in Hampden County in 2024 (116 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 $8k 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.

Negotiation context

• It's been on market 158 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 28y ago; this cycle's ask has dropped $30k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $125k; list at $265k implies a 112% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,000 (34.7% 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. It's been on market 158 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 0.65% ✗
• Cap rate: 4.60%
• Cash-on-cash: -6.06%
• DSCR: 0.73
• GRM: 12.8

CMA / ARV

• ARV (median comp): $393,681
• List price: $265,000
• Delta: -32.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
33 S Longyard Rd	0.22mi	3/1.0	1,024 (+8%)	7mo	$325,000	$317	69
52 Lakeview St	0.31mi	3/1.0	832 (-12%)	1mo	$300,000	$361	62
32 Bungalow St	0.09mi	2/1.0 (-1)	845 (-11%)	23mo	$255,000	$302	51

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: -26.7%
• Equity multiple: 0.10×
• Total profit: $-66,822
• Equity at exit: $39,512

10-year hold

• IRR: -24.2%
• Equity multiple: -0.20×
• Total profit: $-89,019
• Equity at exit: $22,912

Cash invested: $74,200 (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 01077

• Active inventory: 21
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $1,730 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$241 /mo · $2,893/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $-374

Break-even live

Break-even rent $2,204

Max offer price $198,845

Occupancy floor —

Sensitivity live

Price	-10% $-224	-5% $-299	+0% $-374	+5% $-449	+10% $-524
Rent	-10% $-511	-5% $-443	+0% $-374	+5% $-306	+10% $-238
Rate	-1.0pp $-241	-0.5pp $-307	base $-374	+0.5pp $-443	+1.0pp $-513

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
160 Point Grove Rd Southwick, MA	2.0	1.0	614	$1,730	$2.82	3d	1	0.73mi

Listing history 23 events

1. 2026-06-18
   days on market $265,000 Active 158 DOM
2. 2026-06-17
   days on market $265,000 Active 157 DOM
3. 2026-06-16
   days on market $265,000 Active 156 DOM
4. 2026-06-15
   days on market $265,000 Active 155 DOM
5. 2026-06-14
   days on market $265,000 Active 153 DOM
6. 2026-06-10
   days on market $265,000 Active 150 DOM
7. 2026-06-09
   days on market $265,000 Active 149 DOM
8. 2026-06-08
   days on market $265,000 Active 148 DOM
9. 2026-06-07
   statusdays on market $265,000 Active 147 DOM
10. 2026-06-03
    days on market $265,000 Extended 143 DOM
11. 2026-06-02
    statusdays on market $265,000 Extended 142 DOM
12. 2026-06-01
    days on market $265,000 Active 141 DOM
13. 2026-05-31
    days on market $265,000 Active 140 DOM
14. 2026-05-30
    days on market $265,000 Active 139 DOM
15. 2026-04-21
    price $265,000 405-char remark

    Show marketing remark (405 chars)

    Great opportunity, living on Congamond Lakes North Pond, town sewer and town water, excellent location, property needs work throughout, it will be well worth every penny. Currently is 5 Room, 3 Bedroom house, including the partially finished lower level. House has nice bones and has the potential to be great after needed renovation. Mini splits in basement & upper level . All offers are welcomed.

16. 2026-04-14
    price $275,000 405-char remark

    Show marketing remark (405 chars)

    Great opportunity, living on Congamond Lakes North Pond, town sewer and town water, excellent location, property needs work throughout, it will be well worth every penny. Currently is 5 Room, 3 Bedroom house, including the partially finished lower level. House has nice bones and has the potential to be great after needed renovation. Mini splits in basement & upper level . All offers are welcomed.

17. 2026-04-02
    price $285,000 405-char remark

    Show marketing remark (405 chars)

    Great opportunity, living on Congamond Lakes North Pond, town sewer and town water, excellent location, property needs work throughout, it will be well worth every penny. Currently is 5 Room, 3 Bedroom house, including the partially finished lower level. House has nice bones and has the potential to be great after needed renovation. Mini splits in basement & upper level . All offers are welcomed.

18. 2026-01-11
    listed $295,000 New 405-char remark

    Show marketing remark (405 chars)

    Great opportunity, living on Congamond Lakes North Pond, town sewer and town water, excellent location, property needs work throughout, it will be well worth every penny. Currently is 5 Room, 3 Bedroom house, including the partially finished lower level. House has nice bones and has the potential to be great after needed renovation. Mini splits in basement & upper level . All offers are welcomed.

19. 2002-12-09
    soldstatus $125,000 213-char remark

    Show marketing remark (213 chars)

    MOVE RIGHT INTO THIS WELL MAINTAINED HOME! MANY UPDATES. DEEDED BEACH RIGHTS. CENTRAL AIR & VAC. LARGE LIVING ROOM W/CATHEDRAL CEILING AND SKYLIGHT. LARGE MBR. PARTIALLY FINISHED BSMNT. DON'T WAIT, CALL TODAY.

20. 2002-12-09
    soldstatus $125,000

    Show marketing remark (213 chars)

    MOVE RIGHT INTO THIS WELL MAINTAINED HOME! MANY UPDATES. DEEDED BEACH RIGHTS. CENTRAL AIR & VAC. LARGE LIVING ROOM W/CATHEDRAL CEILING AND SKYLIGHT. LARGE MBR. PARTIALLY FINISHED BSMNT. DON'T WAIT, CALL TODAY.

21. 2002-10-07
    listed $125,000 213-char remark

    Show marketing remark (213 chars)

    MOVE RIGHT INTO THIS WELL MAINTAINED HOME! MANY UPDATES. DEEDED BEACH RIGHTS. CENTRAL AIR & VAC. LARGE LIVING ROOM W/CATHEDRAL CEILING AND SKYLIGHT. LARGE MBR. PARTIALLY FINISHED BSMNT. DON'T WAIT, CALL TODAY.

22. 1998-06-30
    soldstatus $89,900
23. 1998-03-28
    listed $89,900

ⓘ 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: $2,893 · $241/mo
• Projected year-2 tax: $3,076 · $256/mo
• Expected delta: +$183/yr (+$15/mo · 6.3%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,760
• − Mortgage interest: −$14,844
• − Property taxes: −$2,893
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,661
• − Management: −$1,661
• − Depreciation: −$7,709
• Taxable loss: −$9,333
• Est. tax savings @ 24.0%: +$2,240
• After-tax cash flow: $-2,254/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: Southwick-Tolland-Granville Regional School District
• NCES district ID: 2500013
• Math proficiency: 34% ▼ -7.00%
• Reading proficiency: 46% ▲ 1.00%
• Median HH income: $74,088
• Composite: 36.75/100
• National rank: #4582
• State rank: #189 of 302 in MA

Livability — Southwick

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

Census & demographics

• Population (ZIP): 9,222

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: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Romanian 14% Lithuanian 10% Scotch-Irish 3%
• Foreign-born: 3% · Vietnam
• Languages at home: 94% English-only · Russian/Polish/Slavic 3% Spanish 1% Other Asian/Pacific 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: ▼ -153.30%
• Current HPI: 273.9215
• 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

+194.8% since first listed

9 events — show timeline

• 2026-04-21 Price Changed $265,000 MLS PIN
• 2026-04-14 Price Changed $275,000 MLS PIN
• 2026-04-02 Price Changed $285,000 MLS PIN
• 2026-01-11 Listed $295,000 MLS PIN
• 2002-12-09 Sold (Public Records) $125,000 Public Records
• 2002-12-09 Sold (MLS) $125,000 MLS PIN
• 2002-10-07 Listed $125,000 MLS PIN
• 1998-06-30 Sold (MLS) $89,900 MLS PIN
• 1998-03-28 Listed $89,900 MLS PIN

Property tax history

+2.5%/yr

Latest (2023): $2,893 · +4.3% YoY. Source: county tax records.