17 Adams St · Easthampton, MA 01027

$1,195,000

80 bd · 64.0 ba · 5,434 sqft · MultiFamily public records · 62 Days on market

Built 1885 0.45 ac lot $220/sqft · 70% above area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 8 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Income producing 8-family home with detached 3-bay garage , located on an almost half an acre corner lot ! The property is fully occupied, and the 3 garage bays are rented as well, offering additional income. The apartments have separate heat, hot water and electricity and there is plenty of off-street parking. This is a great opportunity to own a great rental property in a desirable town and convenient location, close to shops, restaurants. and other Easthampton attractions!

Key facts

• Off-street parking
• Corner lot
• 0.45 acre lot

Tags

• DETACHED 3-BAY GARAGE
• CORNER LOT
• OFF-STREET PARKING

What this means for you Summary

Snapshot

• This is a 8 × 10-bed/8.0-bath units multifamily listed at $1.20M.

Deal economics

• At list price, monthly cash flow is $14k ($168k/yr) — positive. Per door: $2k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($27k rent vs $1.20M).
• Recommended offer: $1.12M (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Easthampton (suburban): math 27% / reading 47% proficiency, ranked #219 of 302 in MA (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 22 active listings in the ZIP; 349 units permitted in Hampshire County in 2024 (185 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $8k of loan paydown is wiped out by about $36k of value loss. Plan a longer hold.
• Hampshire 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 $335k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($1.12M) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 31y 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 $897k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1885 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1,123,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 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. Built in 1885 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.27% ✓
• Cap rate: 20.39%
• Cash-on-cash: 50.35%
• DSCR: 3.24
• GRM: 3.7

CMA / ARV

• ARV (median comp): $703,554
• List price: $1,195,000
• Delta: 69.85%
• Verdict: OVERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 48.1%
• Equity multiple: 3.09×
• Total profit: $700,446
• Equity at exit: $178,178

10-year hold

• IRR: 53.7%
• Equity multiple: 6.26×
• Total profit: $1,760,889
• Equity at exit: $103,322

Cash invested: $334,600 (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 01027

• Active inventory: 22
• Price-to-rent: 29.4×

Monthly cashflow live

• Estimated rent: $27,139 medium
• Mortgage (P&I): −$6,267
• Tax from tax record: −$635 /mo · $7,624/yr
• Insurance: −$498
• HOA: −$0
• Vacancy / Maint / Mgmt: −$5,699
• Net cashflow: $14,040

Break-even live

Break-even rent $9,367

Max offer price $1,195,000

Occupancy floor 43%

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

Units	Beds	Baths	Est. rent
▸ 8× units	10	8	$27,136
Total (8 units)			$27,139

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: $298,750
• Closing costs: $35,850
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $1,195,000 Active 62 DOM
2. 2026-06-17
   days on market $1,195,000 Active 61 DOM
3. 2026-06-16
   days on market $1,195,000 Active 60 DOM
4. 2026-06-15
   days on market $1,195,000 Active 59 DOM
5. 2026-06-14
   days on market $1,195,000 Active 57 DOM
6. 2026-06-10
   days on market $1,195,000 Active 54 DOM
7. 2026-06-09
   days on market $1,195,000 Active 53 DOM
8. 2026-06-08
   days on market $1,195,000 Active 52 DOM
9. 2026-06-07
   days on market $1,195,000 Active 51 DOM
10. 2026-06-03
    days on market $1,195,000 Active 47 DOM
11. 2026-06-02
    days on market $1,195,000 Active 46 DOM
12. 2026-06-01
    days on market $1,195,000 Active 45 DOM
13. 2026-05-31
    days on market $1,195,000 Active 44 DOM
14. 2026-05-30
    days on market $1,195,000 Active 43 DOM
15. 2026-04-16
    listed $1,195,000 New 481-char remark

    Show marketing remark (481 chars)

    Income producing 8-family home with detached 3-bay garage , located on an almost half an acre corner lot ! The property is fully occupied, and the 3 garage bays are rented as well, offering additional income. The apartments have separate heat, hot water and electricity and there is plenty of off-street parking. This is a great opportunity to own a great rental property in a desirable town and convenient location, close to shops, restaurants. and other Easthampton attractions!

16. 2026-04-16
    listed $1,195,000 Active 481-char remark

    Show marketing remark (481 chars)

    Income producing 8-family home with detached 3-bay garage , located on an almost half an acre corner lot ! The property is fully occupied, and the 3 garage bays are rented as well, offering additional income. The apartments have separate heat, hot water and electricity and there is plenty of off-street parking. This is a great opportunity to own a great rental property in a desirable town and convenient location, close to shops, restaurants. and other Easthampton attractions!

17. 2021-11-16
    soldstatus $896,700 Sold
18. 2021-08-11
    status Under Agreement
19. 2021-07-26
    listed $950,000 New
20. 2007-07-30
    soldstatus $425,000
21. 2007-07-30
    soldstatus $425,000
22. 2007-04-30
    listed $459,900
23. 2003-06-26
    soldstatus $326,000
24. 1995-11-30
    soldstatus $202,000
25. 1995-03-13
    listed $219,000

ⓘ 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: $7,624 · $635/mo
• Projected year-2 tax: $11,161 · $930/mo
• Expected delta: +$3,537/yr (+$295/mo · 46.4%)

ⓘ 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 4/10 Moderate 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $325,668
• − Mortgage interest: −$66,939
• − Property taxes: −$7,624
• − Insurance: −$5,975
• − Repairs & maintenance: −$26,053
• − Management: −$26,053
• − Depreciation: −$34,764
• Taxable income: $158,260
• Est. tax owed @ 24.0%: −$37,982
• After-tax cash flow: $130,496/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: Easthampton
• NCES district ID: 2504590
• Math proficiency: 27% ▼ -17.00%
• Reading proficiency: 47% ▲ 3.00%
• Median HH income: $55,625
• Composite: 32.47/100
• National rank: #5713
• State rank: #219 of 302 in MA

Livability — Easthampton

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

Census & demographics

• Census place: Easthampton Town, MA
• Population (ZIP): 17,678

Population outlook (Hampshire County) Hauer SSP2

• Today (2025): 166,577 people
• By 2030: 168,928 · +1.4%
• By 2040: 171,197 · +2.8%
• By 2050: 175,542 · +5.4%
• By 2075: 199,884 · +20.0%
• By 2100: 211,819 · +27.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 9% Hispanic / Latino 8% Asian 1%
• Hispanic origin (detail): Puerto Rican 4% Dominican 1%
• Common ancestry: Lithuanian 14% Romanian 13% Russian 2%
• Foreign-born: 7% · Canada, Jamaica, China
• Languages at home: 89% English-only · Spanish 5% Other Indo-European 2% German/W. Germanic 1%

Political lean MEDSL · Hampshire

• 2024 margin: Solid D (+41.9) · D 69.5% · R 27.6% · Other 2.9%
• 2008→2024 swing: -3.6pp toward R · 2008: 45.6pp · 2024: 41.9pp
• All cycles: 2024: D+41.9 2020: D+46.8 2016: D+39.5 2012: D+43.8 2008: D+45.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -260.63%
• Current HPI: 277.0125
• 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

+445.7% since first listed

11 events — show timeline

• 2026-04-16 Listed $1,195,000 BCMLS
• 2026-04-16 Listed $1,195,000 MLS PIN
• 2021-11-16 Sold (MLS) $896,700 MLS PIN
• 2021-08-11 Pending — MLS PIN
• 2021-07-26 Listed $950,000 MLS PIN
• 2007-07-30 Sold (Public Records) $425,000 Public Records
• 2007-07-30 Sold (MLS) $425,000 MLS PIN
• 2007-04-30 Listed $459,900 MLS PIN
• 2003-06-26 Sold (Public Records) $326,000 Public Records
• 1995-11-30 Sold (MLS) $202,000 MLS PIN
• 1995-03-13 Listed $219,000 MLS PIN

Property tax history

+4.0%/yr

Latest (2023): $7,624 · -11.4% YoY. Source: county tax records.