13247 Ny-22 · Pittsfield, MA 12029

$349,900

2 bd · 1.0 ba · 1,884 sqft · SingleFamily public records · 5 Days on market

Built 1975 1.40 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 +16.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• Schools +5.1/10.0
• 1% rule +4.3/10.0
• Appreciation +4.2/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Looking for that Log Cabin in The Woods? Come and enjoy the exposed logs, inside and out! The cathedral ceilings and just the feeling of being Home. Perfectly located minutes to Pittsfield, Lenox, Tanglewood and a great Albany commute.

Key facts

• Improved grounds
• Log home living
• Spacious loft

Tags

• LOG HOME LIVING
• MATURE TREES
• IMPROVED GROUNDS
• DETACHED BARN-STYLE GARAGE
• SPACIOUS LOFT
• OUTDOOR SHOWER HOOKUP

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Private well water
• Home design: Cabin-style single family residence; 1.4-acre lot; Private maintained road
• Construction: Metal roof
• Exterior features: Front porch; Landscaped grounds; Level and meadow areas; Native plantings; Private setting; Wooded areas; Has view; Garage(s), outbuilding and shed(s)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating; Wood heating
• Interior features: Full walk-out basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $227 ($3k/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 $326k (7.0% below list).
• Recommended offer: $326k (7.0% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 3.7% in Pittsfield — 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 75/100 on livability (#70 in MA, #3,820 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: employment C-, amenities D+, schools D.
• New Lebanon Central School District (rural): math 56% / reading 57% proficiency, ranked #313 of 755 in NY (top 42%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 136 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.5%/yr); year-one equity from $2k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Columbia County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 8y 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 $155k; list at $350k implies a 126% gain — meaningful room to come down on a strong offer.

Recommended offer $325,542 (7.0% below list)

Questions for the listing agent

1. Built in 1975 — 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 D-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 D 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. 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: 0.93% ✗
• Cap rate: 7.07%
• Cash-on-cash: 2.78%
• DSCR: 1.12
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $1,064,460
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13191 State Route 22 #27	0.39mi	2/2.0	1,760 (-7%)	23mo	$995,000	$565	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.0%
• Equity multiple: 0.79×
• Total profit: $-20,413
• Equity at exit: $75,417

10-year hold

• IRR: 2.4%
• Equity multiple: 1.21×
• Total profit: $20,777
• Equity at exit: $71,722

Cash invested: $97,972 (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 12029

• Home prices YoY: -0.4%
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $3,255 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$365 /mo · $4,374/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$684
• Net cashflow: $227

Break-even live

Break-even rent $2,969

Max offer price $349,900

Occupancy floor 88%

Sensitivity live

Price	-10% $425	-5% $326	+0% $227	+5% $128	+10% $28
Rent	-10% $-31	-5% $98	+0% $227	+5% $355	+10% $484
Rate	-1.0pp $403	-0.5pp $316	base $227	+0.5pp $136	+1.0pp $44

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-21
   days on market $349,900 Active 5 DOM
2. 2026-06-19
   days on market $349,900 Active 3 DOM
3. 2026-06-18
   days on market $349,900 Active 2 DOM
4. 2026-06-17
   pricedays on marketlisting id $349,900 Active 1 DOM
5. 2026-06-16
   days on market $349,000 Active 7 DOM
6. 2026-06-15
   days on market $349,000 Active 6 DOM
7. 2026-06-14
   days on market $349,000 Active 4 DOM
8. 2026-06-12
   days on market $349,000 Active 3 DOM
9. 2026-06-09
   remarks 699-char remark
10. 2026-06-09
    listed $349,000 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: $4,374 · $365/mo
• Projected year-2 tax: $4,374 · $365/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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $39,065
• − Mortgage interest: −$19,600
• − Property taxes: −$4,374
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,125
• − Management: −$3,125
• − Depreciation: −$10,179
• Taxable loss: −$3,088
• Est. tax savings @ 24.0%: +$741
• After-tax cash flow: $3,460/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: New Lebanon Central School District
• NCES district ID: 3620430
• Math proficiency: 56% ▲ 1.00%
• Reading proficiency: 57% ▼ -3.00%
• Median HH income: $60,848
• Composite: 50.96/100
• National rank: #3837
• State rank: #313 of 755 in NY

Livability — Pittsfield

• Score: 75/100
• State rank: #70
• US rank: #3820

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 44,848
• Population (ZIP): 1,017

Population outlook (Columbia County) Hauer SSP2

• Today (2025): 58,662 people
• By 2030: 56,557 · -3.6%
• By 2040: 51,324 · -12.5%
• By 2050: 45,790 · -21.9%
• By 2075: 35,232 · -39.9%
• By 2100: 25,846 · -55.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Black 5% Two or more races 3%
• Common ancestry: Slovak 8% Romanian 4% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 97% English-only · Other Asian/Pacific 1% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Columbia

• 2024 margin: D (+14.7) · D 57.4% · R 42.6%
• 2008→2024 swing: +1.3pp toward D · 2008: 13.4pp · 2024: 14.7pp
• All cycles: 2024: D+14.7 2020: D+16.7 2016: D+1.4 2012: D+11.7 2008: D+13.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.54%
• Current HPI: 384.886
• 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

+365.3% since first listed

9 events — show timeline

• 2026-06-08 Listed $349,000 HVCRMLS
• 2018-10-19 Sold (MLS) $155,000 BCMLS
• 2018-09-09 Sold (MLS) $159,000 Global MLS
• 2018-08-29 Sold (Public Records) $159,000 Public Records
• 2018-08-28 Sold (MLS) $159,000 HVCRMLS
• 2018-05-26 Listed $159,000 HVCRMLS
• 2018-05-26 Listed $159,000 Global MLS
• 2018-05-26 Listed $159,000 BCMLS
• 2000-10-04 Sold (Public Records) $75,000 Public Records

Property tax history

+0.5%/yr

Latest (2025): $4,374 · +2.2% YoY. Source: county tax records.