26 Hebron St · Springfield, MA 01107

$429,900

8 bd · 3.0 ba · 3,614 sqft · MultiFamily public records · 29 Days on market

Built 1909 5,001 sqft lot Est $477k · 10% 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 +22.2/30.0
• ARV discount +11.9/15.0
• DSCR +7.1/10.0
• 1% rule +4.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

Investors take notice!!! Great opportunity to own this fully rented 2 unit property with finished attic, replacement windows, newer electric panels, owner's meter and 1 car oversize garage. First floor unit features 5 rooms, 2 bedrooms with newer kitchen cabinets, updated bathroom and newer laminated floors throughout. Second floor features 5 rooms, 2 bedrooms with newer kitchen cabinets, updated bathroom, and newer laminated floors throughout. Finished attic with 5 rooms and a full bath for additional living space. Attic has electric heat and separate hot water heater. Property needs TLC. Property Strictly sold "As-Is" condition and work needed is reflected on asking price. Leases are month to month for both units. Not suitable for FHA/VA financing.

Key facts

• 2 family home
• Laminate flooring
• Tenant occupied

Tags

• 2 FAMILY HOME
• TENANT OCCUPIED
• REPLACEMENT WINDOWS
• NEWER ELECTRIC PANELS
• LAMINATE FLOORING
• KITCHEN CABINETS

Property features AI

Finance

• HOA & community: Public transportation nearby; Shopping nearby; Nearby park; Medical facility access; Highway access; House of worship nearby; Public school access

Exterior

• Parking: 1-car garage; 1 covered parking space; 3 open parking spaces; Paved driveway and off-street parking; 4 total parking spaces
• Utilities: Public water; Public sewer; Electric with circuit breakers; Individually metered electric
• Home design: 2-family, up/down layout; 3 total stories; Approximate year built (public records)
• Construction: Frame construction; Brick/mortar foundation
• Exterior features: Fenced/enclosed yard; Porch; Paved road frontage; Publicly maintained road

Interior

• Kitchen: Kitchen included (specific appliances not listed)
• Bathrooms: 3 full bathrooms
• Heating & cooling: Forced air heating; Oil heating; Electric heating; Steam heating
• Interior features: Pantry; Living room; Dining room; Kitchen; Insulated windows; Full basement; Total of 17 rooms

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/1.5-bath units multifamily listed at $430k.

Deal economics

• At list price, monthly cash flow is $701 ($8k/yr) — positive. Per door: $350/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 $424k (1.3% below list).
• Recommended offer: $423k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 5.1% in Springfield — 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 73/100 on livability (#97 in MA) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+, amenities A; Watch: schools D, crime F, employment D-.
• Springfield (urban): math 13% / reading 25% proficiency, ranked #296 of 302 in MA (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 81% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 4 active listings in the ZIP; 453 units permitted in Hampden County in 2024 (116 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.
• Hampden County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($423k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y 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 $153k; list at $430k implies a 181% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1909 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $423,451 (1.5% 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 1909 — 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. 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?
6. 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?
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: 0.99% ✗
• Cap rate: 8.25%
• Cash-on-cash: 6.99%
• DSCR: 1.31
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $477,048
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
482 Chestnut St	0.09mi	9/3.0 (+1)	3,679 (+2%)	6mo	$270,000	$73	83
211-213 Chapin Ter	0.55mi	8/3.0	3,475 (-4%)	2mo	$450,000	$129	67
49 Prospect St	0.18mi	9/3.0 (+1)	3,258 (-10%)	9mo	$455,000	$140	62
171 Massasoit St	0.29mi	8/3.0	3,312 (-8%)	14mo	$460,000	$139	61
490 Chestnut St	0.09mi	9/3.0 (+1)	3,203 (-11%)	14mo	$374,000	$117	60
133 Massasoit St	0.26mi	8/4.0	3,111 (-14%)	8mo	$475,000	$153	54
72 Waverly St	0.41mi	8/3.0	3,270 (-10%)	15mo	$385,000	$118	52
37 Eagle St	0.65mi	8/4.0	3,752 (+4%)	11mo	$480,000	$128	50
62 Washburn St	0.62mi	9/4.0 (+1)	3,378 (-6%)	2mo	$467,000	$138	50
9 Murray Hill Ave	0.72mi	9/3.0 (+1)	3,170 (-12%)	3mo	$410,000	$129	38
404-406 Franklin St	0.66mi	9/3.0 (+1)	3,213 (-11%)	11mo	$425,000	$132	36
50-54 Orchard St	0.62mi	9/4.5 (+1)	3,072 (-15%)	2mo	$520,000	$169	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: -5.6%
• Equity multiple: 0.79×
• Total profit: $-25,164
• Equity at exit: $64,099

10-year hold

• IRR: 4.0%
• Equity multiple: 1.29×
• Total profit: $35,018
• Equity at exit: $37,170

Cash invested: $120,372 (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 01107

• Home prices YoY: -19.0%
• Active inventory: 4
• Price-to-rent: 16.9×

Monthly cashflow live

• Estimated rent: $4,243 medium
• Mortgage (P&I): −$2,254
• Tax from tax record: −$218 /mo · $2,612/yr
• Insurance: −$179
• HOA: −$0
• Vacancy / Maint / Mgmt: −$891
• Net cashflow: $701

Break-even live

Break-even rent $3,356

Max offer price $429,900

Occupancy floor 78%

Sensitivity live

Price	-10% $944	-5% $822	+0% $701	+5% $579	+10% $457
Rent	-10% $366	-5% $533	+0% $701	+5% $868	+10% $1,036
Rate	-1.0pp $917	-0.5pp $810	base $701	+0.5pp $589	+1.0pp $476

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

Units	Beds	Baths	Est. rent
▸ 2× units	4	1.5	$4,242
Total (2 units)			$4,243

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: $107,475
• Closing costs: $12,897
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $429,900 Active 29 DOM
2. 2026-06-17
   days on market $429,900 Active 28 DOM
3. 2026-06-16
   statusdays on market $429,900 Active 27 DOM
4. 2026-06-15
   days on market $429,900 Price Changed 26 DOM
5. 2026-06-14
   days on market $429,900 Price Changed 24 DOM
6. 2026-06-13
   pricestatusdays on market $429,900 Price Changed 23 DOM
7. 2026-06-10
   days on market $449,900 Active 21 DOM
8. 2026-06-09
   days on market $449,900 Active 20 DOM
9. 2026-06-08
   days on market $449,900 Active 19 DOM
10. 2026-06-07
    days on market $449,900 Active 18 DOM
11. 2026-06-05
    days on market $449,900 Active 15 DOM
12. 2026-06-03
    days on market $449,900 Active 14 DOM
13. 2026-06-02
    days on market $449,900 Active 13 DOM
14. 2026-06-01
    days on market $449,900 Active 12 DOM
15. 2026-05-31
    days on market $449,900 Active 11 DOM
16. 2026-05-30
    days on market $449,900 Active 10 DOM
17. 2026-05-20
    listed $449,900 New
18. 2021-11-19
    soldstatus $153,000 Sold 771-char remark

    Show marketing remark (771 chars)

    Investors take notice!!! Great opportunity to own this fully rented 2 unit property with finished attic, replacement windows, newer electric panels, owner's meter and 1 car oversize garage. First floor unit features 5 rooms, 2 bedrooms with newer kitchen cabinets, updated bathroom and newer laminated floors throughout. Second floor features 5 rooms, 2 bedrooms with newer kitchen cabinets, updated bathroom, and newer laminated floors throughout. Finished attic with 5 rooms and a full bath for additional living space. Attic has electric heat and separate hot water heater. Property needs TLC. Property Strictly sold "As-Is" condition and work needed is reflected on asking price. Leases are month to month for both units. Not suitable for FHA/VA financing.

19. 2021-11-19
    soldstatus $153,000

    Show marketing remark (771 chars)

    Investors take notice!!! Great opportunity to own this fully rented 2 unit property with finished attic, replacement windows, newer electric panels, owner's meter and 1 car oversize garage. First floor unit features 5 rooms, 2 bedrooms with newer kitchen cabinets, updated bathroom and newer laminated floors throughout. Second floor features 5 rooms, 2 bedrooms with newer kitchen cabinets, updated bathroom, and newer laminated floors throughout. Finished attic with 5 rooms and a full bath for additional living space. Attic has electric heat and separate hot water heater. Property needs TLC. Property Strictly sold "As-Is" condition and work needed is reflected on asking price. Leases are month to month for both units. Not suitable for FHA/VA financing.

20. 2021-10-19
    status Under Agreement 771-char remark

    Show marketing remark (771 chars)

    Investors take notice!!! Great opportunity to own this fully rented 2 unit property with finished attic, replacement windows, newer electric panels, owner's meter and 1 car oversize garage. First floor unit features 5 rooms, 2 bedrooms with newer kitchen cabinets, updated bathroom and newer laminated floors throughout. Second floor features 5 rooms, 2 bedrooms with newer kitchen cabinets, updated bathroom, and newer laminated floors throughout. Finished attic with 5 rooms and a full bath for additional living space. Attic has electric heat and separate hot water heater. Property needs TLC. Property Strictly sold "As-Is" condition and work needed is reflected on asking price. Leases are month to month for both units. Not suitable for FHA/VA financing.

21. 2021-10-12
    listed $159,900 New 771-char remark

    Show marketing remark (771 chars)

    Investors take notice!!! Great opportunity to own this fully rented 2 unit property with finished attic, replacement windows, newer electric panels, owner's meter and 1 car oversize garage. First floor unit features 5 rooms, 2 bedrooms with newer kitchen cabinets, updated bathroom and newer laminated floors throughout. Second floor features 5 rooms, 2 bedrooms with newer kitchen cabinets, updated bathroom, and newer laminated floors throughout. Finished attic with 5 rooms and a full bath for additional living space. Attic has electric heat and separate hot water heater. Property needs TLC. Property Strictly sold "As-Is" condition and work needed is reflected on asking price. Leases are month to month for both units. Not suitable for FHA/VA financing.

22. 2003-03-22
    soldstatus $42,000 148-char remark

    Show marketing remark (148 chars)

    LOTS OF POTENTIAL IN THIS 5/5 PLUS, 4 ROOMS ON THIRD FLOOR. CHAIN-LINK FENCED IN YARD, GARAGE BEING USED AS A SHED. NEEDS TO BE UPDATED--SOLD AS-IS.

23. 2002-06-13
    listed $49,900 148-char remark

    Show marketing remark (148 chars)

    LOTS OF POTENTIAL IN THIS 5/5 PLUS, 4 ROOMS ON THIRD FLOOR. CHAIN-LINK FENCED IN YARD, GARAGE BEING USED AS A SHED. NEEDS TO BE UPDATED--SOLD AS-IS.

ⓘ 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: $2,612 · $218/mo
• Projected year-2 tax: $3,950 · $329/mo
• Expected delta: +$1,338/yr (+$111/mo · 51.2%)

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

Taxation est. · year 1

• Rental income: $50,916
• − Mortgage interest: −$24,081
• − Property taxes: −$2,612
• − Insurance: −$2,150
• − Repairs & maintenance: −$4,073
• − Management: −$4,073
• − Depreciation: −$12,506
• Taxable income: $1,421
• Est. tax owed @ 24.0%: −$341
• After-tax cash flow: $8,068/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: Springfield
• NCES district ID: 2511130
• Math proficiency: 13% ▼ -12.00%
• Reading proficiency: 25% ▼ -5.00%
• Median HH income: $34,938
• Composite: 15.6/100
• National rank: #9293
• State rank: #296 of 302 in MA

Livability — Springfield

• Score: 73/100
• State rank: #97
• US rank: #5195

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Springfield, MA
• City population: 61,006
• Population (ZIP): 12,270

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (81%)
• Race & ethnicity: Hispanic / Latino 81% Two or more races 32% White 11% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 62% Dominican 3%
• Common ancestry: Romanian 3% Lithuanian 3%
• Foreign-born: 10% · Canada, Jamaica, China
• Languages at home: 32% English-only · Spanish 66% Chinese 1%

Political lean MEDSL · Hampden

• 2024 margin: Lean D (+8.9) · D 53.4% · R 44.5% · Other 2.1%
• 2008→2024 swing: -16.4pp toward R · 2008: 25.3pp · 2024: 8.9pp
• All cycles: 2024: D+8.9 2020: D+17.7 2016: D+16.0 2012: D+25.4 2008: D+25.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.24%
• Current HPI: 291.2185
• 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

+801.6% since first listed

7 events — show timeline

• 2026-05-20 Listed $449,900 MLS PIN
• 2021-11-19 Sold (Public Records) $153,000 Public Records
• 2021-11-19 Sold (MLS) $153,000 MLS PIN
• 2021-10-19 Pending — MLS PIN
• 2021-10-12 Listed $159,900 MLS PIN
• 2003-03-22 Sold (MLS) $42,000 MLS PIN
• 2002-06-13 Listed $49,900 MLS PIN

Property tax history

+3.0%/yr

Latest (2023): $2,612 · -13.1% YoY. Source: county tax records.