3 Apple St · Housatonic, MA 01262

$350,000

6 bd · 2.0 ba · 2,700 sqft · MultiFamily public records · 17 Days on market

Built 1870 1.88 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 +21.3/30.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• DSCR +6.8/10.0
• 1% rule +4.7/10.0
• Schools +3.6/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Property is being sold in AS IS condition. Charming 1850s Two-Family Home on a Quiet Dead-End Street - A Rare Berkshire Opportunity! Nestled in a peaceful Housatonic neighborhood, this historic fixer-upper offers incredible potential for homeowners and investors alike. Built in the 1850s, it's ideal for those seeking a homestead, rental income, or private retreat. Set on a quiet lot with room to garden, farm, or expand, this property features a sunny front porch, an original outhouse, and a garden shed. Enjoy peaceful surroundings while being just minutes from Housatonic village and Stockbridge Center. With multi-family potential, live in one unit while renting the other or create a spacious single residence. A rare find in the Berkshires—schedule your showing today!

Key facts

• Separate utilities
• Off street parking
• Two family property

Tags

• TWO FAMILY PROPERTY
• NEARLY 1.9 ACRES
• SEPARATE UTILITIES
• OFF STREET PARKING
• NEW HEATING SYSTEMS
• NEW ROOF

Property features AI

Exterior

• Utilities: Electric with circuit breakers and individual meter; Private sewer
• Home design: Single property (details on stories/entry level not provided)
• Construction: Asphalt roof; Total building area approximately 2700
• Exterior features: Deck; Outbuilding

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; 2 half bathrooms
• Heating & cooling: Oil heating
• Interior features: Skylight(s)

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.5-bath units multifamily listed at $350k.

Deal economics

• At list price, monthly cash flow is $512 ($6k/yr) — positive. Per door: $256/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $339k (3.3% below list).
• Recommended offer: $339k (3.3% below list) — sets the bar for 1% rule.
• Cap rate 8.0% vs local median 1.5% in Housatonic — 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 56/100 on livability (#236 in MA) — a working-class tenant base; expect higher turnover. Strengths: housing B; Watch: schools C-, amenities F, commute F.
• Berkshire Hills (rural): math 33% / reading 49% proficiency, ranked #197 of 302 in MA (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 33 active listings in the ZIP; 130 units permitted in Berkshire County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($2k loan paydown + $17k appreciation (4.9% local appreciation)).
• Berkshire County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.9% appreciation + 3.0% rent growth), your $98k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($345k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $180k; list at $350k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1870 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $338,600 (3.3% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1870 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 0.97% ✗
• Cap rate: 8.05%
• Cash-on-cash: 6.27%
• DSCR: 1.28
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $180,900
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Apple St	0.00mi	6/2.0	2,700 (0%)	14mo	$180,000	$67	88

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

Projected returns pro-forma

4.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.0%
• Equity multiple: 2.14×
• Total profit: $111,537
• Equity at exit: $196,622

10-year hold

• IRR: 18.1%
• Equity multiple: 4.16×
• Total profit: $309,641
• Equity at exit: $337,931

Cash invested: $98,000 (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 01262

• Home prices YoY: 1.6%
• Active inventory: 33
• Price-to-rent: 17.2×

Monthly cashflow live

• Estimated rent: $3,386 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$182 /mo · $2,184/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$711
• Net cashflow: $512

Break-even live

Break-even rent $2,738

Max offer price $350,000

Occupancy floor 80%

Sensitivity live

Price	-10% $710	-5% $611	+0% $512	+5% $413	+10% $314
Rent	-10% $244	-5% $378	+0% $512	+5% $645	+10% $779
Rate	-1.0pp $688	-0.5pp $601	base $512	+0.5pp $421	+1.0pp $329

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$3,386
Total (2 units)			$3,386

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-21
   days on market $350,000 Active 17 DOM
2. 2026-06-21
   days on market $350,000 Active 16 DOM
3. 2026-06-18
   days on market $350,000 Active 14 DOM
4. 2026-06-17
   days on market $350,000 Active 13 DOM
5. 2026-06-16
   days on market $350,000 Active 12 DOM
6. 2026-06-15
   days on market $350,000 Active 11 DOM
7. 2026-06-13
   days on market $350,000 Active 9 DOM
8. 2026-06-12
   days on market $350,000 Active 8 DOM
9. 2026-06-09
   days on market $350,000 Active 5 DOM
10. 2026-06-08
    days on market $350,000 Active 4 DOM
11. 2026-06-07
    days on market $350,000 Active 3 DOM
12. 2026-06-07
    remarks 699-char remark
13. 2026-06-07
    listed $350,000 Active 2 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: $2,184 · $182/mo
• Projected year-2 tax: $3,244 · $270/mo
• Expected delta: +$1,060/yr (+$88/mo · 48.6%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $40,632
• − Mortgage interest: −$19,605
• − Property taxes: −$2,184
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,251
• − Management: −$3,251
• − Depreciation: −$10,182
• Taxable income: $410
• Est. tax owed @ 24.0%: −$98
• After-tax cash flow: $6,042/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: Berkshire Hills
• NCES district ID: 2502530
• Math proficiency: 33% ▼ -14.00%
• Reading proficiency: 49% ▼ -5.00%
• Median HH income: $54,413
• Composite: 35.69/100
• National rank: #4868
• State rank: #197 of 302 in MA

Livability — Housatonic

• Score: 56/100
• State rank: #236
• US rank: #22509

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,652

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 (93%)
• Race & ethnicity: White 93% Two or more races 3% Black 3% Hispanic / Latino 2%
• Common ancestry: Romanian 9% Scotch-Irish 8% Lithuanian 5%
• Foreign-born: 8% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 2% Arabic 1% Chinese 0%

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: ▲ 4.92%
• Current HPI: 315.4247
• 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

+40.6% since first listed

9 events — show timeline

• 2026-06-04 Listed $350,000 BCMLS
• 2025-04-25 Sold (MLS) $180,000 BCMLS
• 2025-03-14 Pending — BCMLS
• 2025-03-14 Pending — BCMLS
• 2025-03-14 Listing Removed — BCMLS
• 2025-02-28 Listed $249,000 BCMLS
• 2025-02-28 Listed $249,000 BCMLS
• 2025-02-24 Coming Soon $249,000 BCMLS
• 2025-02-24 Coming Soon — BCMLS

Property tax history

-0.3%/yr

Latest (2023): $2,184 · +7.0% YoY. Source: county tax records.