40 Marion · Chicopee, MA 03013

$229,900

3 bd · 1.0 ba · 1,887 sqft · SingleFamily · 5 Days on market

Built 1920 Fair condition 9,583 sqft lot Est $351k · 34% under

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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 +18.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• Appreciation +5.0/10.0
• 1% rule +4.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• Condition / age +2.2/5.0

Listing remarks

Charming 1920 Colonial offering 1,887 square feet of living space and loaded with character and potential. This spacious home features 3 generously sized bedrooms, 1 full bathroom, high ceilings, and beautiful hardwood floors throughout much of the main level. Sun filled rooms create a warm and inviting atmosphere, while the formal dining room provides the perfect space for entertaining. A covered front porch welcomes you home, and a private balcony off the primary bedroom offers a great spot to relax. The flexible floor plan provides the potential for a first floor primary bedroom if desired. The basement offers additional possibilities for future finished living space. Situated on a nice

Key facts

• 9,583 sq ft lot
• 4 parking spots
• Built 1920

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Off-street paved parking; Four parking spaces; Open parking
• Utilities: Public water; Public sewer; Electric service with fuses
• Home design: Single family residence; Above-grade finished living area reported
• Construction: Frame construction; Block foundation; Shingle roof; Built year per public records
• Exterior features: Porch; Balcony; Level lot; Public road frontage

Interior

• Kitchen: Oven
• Bedrooms: Master bedroom on the second floor; Second bedroom on the second floor; Third bedroom on the second floor
• Flooring: Wood flooring; Vinyl flooring; Carpet
• Bathrooms: One full bathroom; Master bathroom present
• Heating & cooling: Baseboard heating; Natural gas heating
• Interior features: Seven total rooms; Full, unfinished basement
• Laundry & utility: Gas water heater; Tankless water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $230k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $196 ($2k/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 $226k (1.7% below list).
• Recommended offer: $226k (1.7% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 4.6% in Chicopee — 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 76/100 on livability (#66 in MA, #3,658 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: employment D+, schools D, crime F.
• Chicopee (suburban): math 20% / reading 33% proficiency, ranked #270 of 302 in MA (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 1 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 453 units permitted in Hampden County in 2024 (116 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($2k loan paydown + $7k appreciation (3.0% local appreciation)).
• Hampden 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 $64k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 23% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $225,984 (1.7% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1920 — 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. 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?
5. 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?
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: 0.98% ✗
• Cap rate: 7.32%
• Cash-on-cash: 3.66%
• DSCR: 1.16
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $350,982
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
81 Northwood St	0.34mi	3/1.0	1,790 (-5%)	12mo	$325,000	$182	66
126 Casino Ave	0.21mi	2/1.0 (-1)	1,712 (-9%)	7mo	$300,000	$175	64
196 Nonotuck Ave	0.15mi	3/2.0	1,798 (-5%)	23mo	$360,000	$200	62
95 Weaver Rd	0.51mi	3/2.0	1,813 (-4%)	7mo	$259,000	$143	60
121 Donlyn Dr	0.36mi	4/1.0 (+1)	1,720 (-9%)	10mo	$350,000	$203	55
41 Nevada St	0.66mi	3/2.5	1,840 (-2%)	8mo	$310,000	$168	52
91 Haven Ave	0.52mi	4/2.0 (+1)	2,070 (+10%)	1mo	$385,000	$186	50
255 Moore St	0.60mi	4/3.0 (+1)	1,839 (-2%)	8mo	$405,000	$220	48
13 Louise Ave	0.59mi	3/3.0	1,689 (-10%)	10mo	$318,000	$188	38
132 Hamburg St	0.69mi	3/2.0	1,752 (-7%)	22mo	$291,000	$166	34

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: 10.9%
• Equity multiple: 1.63×
• Total profit: $40,243
• Equity at exit: $103,373

10-year hold

• IRR: 13.2%
• Equity multiple: 2.95×
• Total profit: $125,806
• Equity at exit: $159,310

Cash invested: $64,372 (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 03013

• Active inventory: 1
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,260 medium
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$287 /mo · $3,448/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $196

Break-even live

Break-even rent $2,011

Max offer price $229,900

Occupancy floor 86%

Sensitivity live

Price	-10% $355	-5% $276	+0% $196	+5% $117	+10% $38
Rent	-10% $18	-5% $107	+0% $196	+5% $286	+10% $375
Rate	-1.0pp $312	-0.5pp $255	base $196	+0.5pp $137	+1.0pp $76

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
63 Chapin St Unit A Chicopee, MA	3.0	1.0	1332	$2,499	$1.88	44d	1	0.33mi
78 Wheatland Ave Unit 2 Chicopee, MA	2.0	1.0	1353	$1,850	$1.37	21d	1	1.05mi
367 Broadway St Unit 1 Chicopee, MA	2.0	1.0	1320	$1,800	$1.36	14d	1	1.37mi

Listing history 4 events

1. 2026-06-09
   days on market $229,900 Active 5 DOM
2. 2026-06-08
   statusdays on market $229,900 Active 4 DOM
3. 2026-06-07
   remarks 699-char remark
4. 2026-06-07
   listed $229,900 New 3 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 5/10 Major 23% 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: $27,118
• − Mortgage interest: −$12,878
• − Property taxes: −$3,448
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,169
• − Management: −$2,169
• − Depreciation: −$6,688
• Taxable loss: −$1,385
• Est. tax savings @ 24.0%: +$332
• After-tax cash flow: $2,690/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This 1920 Colonial home requires moderate renovations to update its kitchen and bathroom, and improve its exterior. These updates will significantly increase its resale and rental value.

Repairs flagged

• Major Kitchen cabinets — Yellow cabinets are outdated and in poor condition.
• Major Bathroom — Small, outdated bathroom with basic fixtures.
• Moderate Exterior siding — Purple trim and some wear on siding.
• Minor Landscaping — Overgrown landscaping needs trimming.

Value-add opportunities

• Resale New kitchen cabinets and flooring — Modern kitchen cabinets and flooring will attract more buyers.
• Resale Updated bathroom — A modern bathroom will enhance the home's appeal.
• Both Landscaping improvements — A well-maintained exterior will improve curb appeal and value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Yellow cabinets are outdated and in poor condition.	Major	$15,000–50,000
Bathroom · Small, outdated bathroom with basic fixtures.	Major	$15,000–50,000
Exterior siding · Purple trim and some wear on siding.	Moderate	$3,000–15,000
Landscaping · Overgrown landscaping needs trimming.	Minor	$500–3,000
Total estimated repair cost · 4 items		$33,500–118,000

Value-add ROI direction

• Resale New kitchen cabinets and flooring — Modern kitchen cabinets and flooring will attract more buyers. ↑
• Resale Updated bathroom — A modern bathroom will enhance the home's appeal. ↑
• Both Landscaping improvements — A well-maintained exterior will improve curb appeal and value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Chicopee
• NCES district ID: 2503660
• Math proficiency: 20% ▼ -22.00%
• Reading proficiency: 33% ▼ -10.00%
• Median HH income: $46,414
• Composite: 22.91/100
• National rank: #7997
• State rank: #270 of 302 in MA

Livability — Chicopee

• Score: 76/100
• State rank: #66
• US rank: #3658

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chicopee, MA

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

1 event — show timeline

• 2026-06-04 Listed $229,900 MLS PIN