22 S Atlantic Ave · Pittsfield, MA 01201

$179,900

3 bd · 1.0 ba · 890 sqft · SingleFamily public records · 52 Days on market

Built 1929 6,098 sqft lot Est $236k · 24% 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 +20.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +4.6/10.0
• Rent growth +4.4/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Quaint three bedroom cape on one-way street near downtown Pittsfield. This affordable home offers 3 bedrooms, 1 bath, living room, eat-in kitchen, pantry, large enclosed porch, shed, and small backyard. Close to elementary school. New sewer pipes 2018. New hot water tank 2020. New sump pump 2021. Solar panels are rented through Sunrun and will be transferred to buyer.

Key facts

• Renovated bathroom
• Off street parking
• First floor laundry

Tags

• FIRST FLOOR BEDROOM
• RENOVATED BATHROOM
• UPDATED EAT IN KITCHEN
• FIRST FLOOR LAUNDRY
• OFF STREET PARKING
• STORAGE SHED

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: 100 Amp electric service; Public sewer
• Home design: Updated/remodeled condition
• Construction: Fiberglass roof; Total building area approximately 890
• Exterior features: Front porch; Public bus access nearby; Outbuilding

Interior

• Kitchen: Refrigerator
• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating
• Interior features: Bright, updated kitchen; Accessible bedroom; Accessible full bath
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $223 ($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 $172k (4.2% below list).
• Recommended offer: $172k (4.2% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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+, crime D.
• Pittsfield (urban): math 19% / reading 34% proficiency, ranked #272 of 302 in MA (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Silvio O Conte Community (math 8% / reading 27%, grade F, #819 of 938 statewide, top 88%, 357 students, 0% FRL); John T Reid Middle (math 7% / reading 17%, grade F, #283 of 305 statewide, top 93%, 450 students, 0% FRL); Pittsfield High (math 32% / reading 57%, grade F, #203 of 343 statewide, top 60%, 651 students, 0% FRL) — zoned schools average 0% FRL vs 50% district-wide (50 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+7.7%/yr); 278 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 130 units permitted in Berkshire County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Berkshire County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 7.7% rent growth), your $50k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 26y 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 $75k; list at $180k implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $172,401 (4.2% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1929 — 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 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?
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: 0.96% ✗
• Cap rate: 7.78%
• Cash-on-cash: 5.32%
• DSCR: 1.24
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $235,850
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29 Crystal St	0.52mi	3/1.0	875 (-2%)	6mo	$232,000	$265	68
39 Catherine St	0.63mi	2/1.0 (-1)	800 (-10%)	18mo	$240,000	$300	34
175 Lakeway Dr	0.48mi	2/1.0 (-1)	1,008 (+13%)	22mo	$202,400	$201	32

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 · 7.72% rent growth · sell at horizon

5-year hold

• IRR: -3.2%
• Equity multiple: 0.87×
• Total profit: $-6,383
• Equity at exit: $26,824

10-year hold

• IRR: 10.9%
• Equity multiple: 2.02×
• Total profit: $51,418
• Equity at exit: $15,554

Cash invested: $50,372 (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 01201

• Rents YoY: 7.7%
• Active inventory: 278
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,724 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$120 /mo · $1,442/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $223

Break-even live

Break-even rent $1,441

Max offer price $179,900

Occupancy floor 82%

Sensitivity live

Price	-10% $325	-5% $274	+0% $223	+5% $173	+10% $122
Rent	-10% $87	-5% $155	+0% $223	+5% $292	+10% $360
Rate	-1.0pp $314	-0.5pp $269	base $223	+0.5pp $177	+1.0pp $129

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
266 Linden St Unit 2R Pittsfield, MA	3.0	1.0	1000	$1,750	$1.75	25d	1	0.18mi
37 Monroe St Pittsfield, MA	2.0	1.0	800	$1,550	$1.94	25d	1	0.21mi
456 Fenn St Unit 4 Pittsfield, MA	2.0	1.0	1000	$1,450	$1.45	45d	1	1.25mi
124 Appleton Ave Unit 124 First Floor Pittsfield, MA	2.0	1.0	800	$1,575	$1.97	45d	1	1.31mi

Listing history 39 events

1. 2026-06-18
   statusdays on market $179,900 Pending 52 DOM
2. 2026-06-17
   days on market $179,900 Active 51 DOM
3. 2026-06-16
   days on market $179,900 Active 50 DOM
4. 2026-06-15
   days on market $179,900 Active 49 DOM
5. 2026-06-14
   days on market $179,900 Active 47 DOM
6. 2026-06-12
   days on market $179,900 Active 46 DOM
7. 2026-06-09
   days on market $179,900 Active 43 DOM
8. 2026-06-08
   days on market $179,900 Active 42 DOM
9. 2026-06-07
   days on market $179,900 Active 41 DOM
10. 2026-06-05
    days on market $179,900 Active 38 DOM
11. 2026-06-02
    days on market $179,900 Active 36 DOM
12. 2026-06-01
    days on market $179,900 Active 35 DOM
13. 2026-05-31
    days on market $179,900 Active 34 DOM
14. 2026-05-30
    days on market $179,900 Active 33 DOM
15. 2026-05-19
    status Active
16. 2026-03-27
    status Pending
17. 2026-03-05
    listed $179,900 Active
18. 2021-06-25
    soldstatus $75,000 370-char remark

    Show marketing remark (370 chars)

    Quaint three bedroom cape on one-way street near downtown Pittsfield. This affordable home offers 3 bedrooms, 1 bath, living room, eat-in kitchen, pantry, large enclosed porch, shed, and small backyard. Close to elementary school. New sewer pipes 2018. New hot water tank 2020. New sump pump 2021. Solar panels are rented through Sunrun and will be transferred to buyer.

19. 2021-04-30
    listed $72,900 370-char remark

    Show marketing remark (370 chars)

    Quaint three bedroom cape on one-way street near downtown Pittsfield. This affordable home offers 3 bedrooms, 1 bath, living room, eat-in kitchen, pantry, large enclosed porch, shed, and small backyard. Close to elementary school. New sewer pipes 2018. New hot water tank 2020. New sump pump 2021. Solar panels are rented through Sunrun and will be transferred to buyer.

20. 2017-11-16
    soldstatus $59,000 433-char remark

    Show marketing remark (433 chars)

    This quaint modified cape is currently being used as an investment property. Offering 2/3 bedrooms, 1 bath, eat in kitchen, living room, large porch, small backyard. Very affordable property and currently collects $900 monthly with nothing included. Roof, windows and electrical upgrades in 2010. Plumbing redone in 2004. Vinyl sided and vinyl windows make this property low maintenance. Being sold as is, no negotiations or repairs.

21. 2017-09-01
    listed $59,000 433-char remark

    Show marketing remark (433 chars)

    This quaint modified cape is currently being used as an investment property. Offering 2/3 bedrooms, 1 bath, eat in kitchen, living room, large porch, small backyard. Very affordable property and currently collects $900 monthly with nothing included. Roof, windows and electrical upgrades in 2010. Plumbing redone in 2004. Vinyl sided and vinyl windows make this property low maintenance. Being sold as is, no negotiations or repairs.

22. 2017-08-29
    historical
23. 2017-05-29
    listed $72,000
24. 2016-12-30
    historical
25. 2016-11-30
    listed $82,400
26. 2016-04-23
    historical
27. 2015-07-29
    listed $69,900
28. 2011-11-23
    soldstatus $40,000
29. 2011-04-06
    listed $50,000
30. 2002-06-06
    soldstatus $236,000
31. 2002-05-23
    soldstatus $64,500
32. 2002-04-23
    listed $69,000
33. 2002-03-26
    historical
34. 2002-03-14
    soldstatus $21,000
35. 2002-02-11
    listed $35,000
36. 2002-02-11
    listed $35,000
37. 2001-05-09
    historical
38. 2000-04-12
    listed $129,000
39. 1987-05-22
    soldstatus $110,000

ⓘ 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: $1,442 · $120/mo
• Projected year-2 tax: $1,827 · $152/mo
• Expected delta: +$385/yr (+$32/mo · 26.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 23% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥91°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: $20,688
• − Mortgage interest: −$10,077
• − Property taxes: −$1,442
• − Insurance: −$900
• − Repairs & maintenance: −$1,655
• − Management: −$1,655
• − Depreciation: −$5,233
• Taxable loss: −$274
• Est. tax savings @ 24.0%: +$66
• After-tax cash flow: $2,747/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: Pittsfield
• NCES district ID: 2509630
• Math proficiency: 19% ▼ -10.00%
• Reading proficiency: 34% ▼ -2.00%
• Median HH income: $44,032
• Composite: 22.67/100
• National rank: #8046
• State rank: #272 of 302 in MA

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

• Census place: Pittsfield, MA
• County: Berkshire County · 44,848 people
• City population: 44,848
• Metro: Pittsfield, MA
• Population (ZIP): 44,848
• Household income: $71,093
• Rent vs Own: 36.5% rent · 63.5% own
• Severe rent burden: 1580.0

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 (78%)
• Race & ethnicity: White 78% Two or more races 10% Hispanic / Latino 9% Black 5% Asian 1%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Lithuanian 8% Romanian 6% Slovak 2%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 6% Other Indo-European 1% Russian/Polish/Slavic 1%

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: ▼ -199.88%
• Current HPI: 283.3421
• Rent YoY: ▲ 7.72%
• Metro: Pittsfield, MA
• 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

+63.5% since first listed

25 events — show timeline

• 2026-05-19 Relisted — BCMLS
• 2026-03-27 Pending — BCMLS
• 2026-03-05 Listed $179,900 BCMLS
• 2021-06-25 Sold (MLS) $75,000 BCMLS
• 2021-04-30 Listed $72,900 BCMLS
• 2017-11-16 Sold (MLS) $59,000 BCMLS
• 2017-09-01 Listed $59,000 BCMLS
• 2017-08-29 Listing Removed — BCMLS
• 2017-05-29 Listed $72,000 BCMLS
• 2016-12-30 Listing Removed — BCMLS
• 2016-11-30 Listed $82,400 BCMLS
• 2016-04-23 Listing Removed — BCMLS
• 2015-07-29 Listed $69,900 BCMLS
• 2011-11-23 Sold (MLS) $40,000 BCMLS
• 2011-04-06 Listed $50,000 BCMLS
• 2002-06-06 Sold (Public Records) $236,000 Public Records
• 2002-05-23 Sold (MLS) $64,500 BCMLS
• 2002-04-23 Listed $69,000 BCMLS
• 2002-03-26 Listing Removed — BCMLS
• 2002-03-14 Sold (MLS) $21,000 BCMLS
• 2002-02-11 Listed $35,000 BCMLS
• 2002-02-11 Listed $35,000 BCMLS
• 2001-05-09 Listing Removed — BCMLS
• 2000-04-12 Listed $129,000 BCMLS
• 1987-05-22 Sold (Public Records) $110,000 Public Records

Property tax history

+4.7%/yr

Latest (2023): $1,442 · +5.0% YoY. Source: county tax records.