243 Robbins Ave · Pittsfield, MA 01201

$169,900

2 bd · 1.0 ba · 747 sqft · SingleFamily public records · 74 Days on market

Built 1890 3,049 sqft lot $227/sqft · 24% below area Est $222k · 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 +15.5/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• Rent growth +4.4/5.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely renovated in 2021, this thoughtfully updated 2-bedroom, 1-bath home offers easy, low-maintenance living with a fresh, modern feel throughout. With 747 square feet of efficiently designed space, every inch has been maximized for comfort and functionality. The interior features updated finishes, an inviting layout, and abundant natural light, creating a warm and welcoming atmosphere. The kitchen and living areas flow seamlessly, making the home feel open yet cozy--perfect for everyday living or entertaining. Ideally located just minutes from downtown Pittsfield and the vibrant Cultural District, you'll enjoy convenient access to local dining, shopping, arts, and entertainment. Whether you're looking for a primary residence or an investment opportunity, this property offers g value and accessibility in a central location.

Key facts

• Updated finishes
• Convenient access
• Central location

Tags

• RENOVATED IN 2021
• UPDATED FINISHES
• ABUNDANT NATURAL LIGHT
• INVITING LAYOUT
• CONVENIENT ACCESS
• CENTRAL LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $69 ($825/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 $148k (13.0% below list).
• Recommended offer: $148k (13.0% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.6% 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.
• 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.
• Market conditions: Rents rising fast (+7.7%/yr); 275 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 10y ago; this cycle's ask has dropped $25k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $16k; list at $170k implies a 962% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $147,843 (13.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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?
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 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: 0.87% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.73%
• DSCR: 1.08
• GRM: 9.6

CMA / ARV

• ARV (median comp): $222,323
• List price: $169,900
• Delta: -23.58%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Crystal St	0.49mi	1/1.0 (-1)	720 (-4%)	2mo	$199,900	$278	64
36 Montgomery Ave	0.70mi	2/1.0	768 (+3%)	12mo	$225,000	$293	53

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: -8.7%
• Equity multiple: 0.67×
• Total profit: $-15,819
• Equity at exit: $25,333

10-year hold

• IRR: 5.9%
• Equity multiple: 1.53×
• Total profit: $25,049
• Equity at exit: $14,690

Cash invested: $47,572 (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: 275
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,478 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$137 /mo · $1,649/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $69

Break-even live

Break-even rent $1,391

Max offer price $169,900

Occupancy floor 90%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
68 Union St Unit 68-3 Pittsfield, MA	1.0	1.0	650	$1,175	$1.81	43d	1	0.36mi

Listing history 29 events

1. 2026-06-19
   days on market $169,900 Active 74 DOM
2. 2026-06-18
   days on market $169,900 Active 73 DOM
3. 2026-06-17
   days on market $169,900 Active 72 DOM
4. 2026-06-16
   days on market $169,900 Active 71 DOM
5. 2026-06-15
   days on market $169,900 Active 70 DOM
6. 2026-06-14
   days on market $169,900 Active 68 DOM
7. 2026-06-12
   pricedays on market $169,900 Active 67 DOM
8. 2026-06-09
   days on market $179,900 Active 64 DOM
9. 2026-06-08
   days on market $179,900 Active 63 DOM
10. 2026-06-07
    days on market $179,900 Active 62 DOM
11. 2026-06-05
    days on market $179,900 Active 59 DOM
12. 2026-06-02
    days on market $179,900 Active 57 DOM
13. 2026-06-01
    days on market $179,900 Active 56 DOM
14. 2026-05-31
    days on market $179,900 Active 55 DOM
15. 2026-05-30
    days on market $179,900 Active 54 DOM
16. 2026-05-14
    price $179,900 847-char remark

    Show marketing remark (847 chars)

    Completely renovated in 2021, this thoughtfully updated 2-bedroom, 1-bath home offers easy, low-maintenance living with a fresh, modern feel throughout. With 747 square feet of efficiently designed space, every inch has been maximized for comfort and functionality. The interior features updated finishes, an inviting layout, and abundant natural light, creating a warm and welcoming atmosphere. The kitchen and living areas flow seamlessly, making the home feel open yet cozy--perfect for everyday living or entertaining. Ideally located just minutes from downtown Pittsfield and the vibrant Cultural District, you'll enjoy convenient access to local dining, shopping, arts, and entertainment. Whether you're looking for a primary residence or an investment opportunity, this property offers g value and accessibility in a central location.

17. 2026-04-06
    listed $195,000 Active 847-char remark

    Show marketing remark (847 chars)

    Completely renovated in 2021, this thoughtfully updated 2-bedroom, 1-bath home offers easy, low-maintenance living with a fresh, modern feel throughout. With 747 square feet of efficiently designed space, every inch has been maximized for comfort and functionality. The interior features updated finishes, an inviting layout, and abundant natural light, creating a warm and welcoming atmosphere. The kitchen and living areas flow seamlessly, making the home feel open yet cozy--perfect for everyday living or entertaining. Ideally located just minutes from downtown Pittsfield and the vibrant Cultural District, you'll enjoy convenient access to local dining, shopping, arts, and entertainment. Whether you're looking for a primary residence or an investment opportunity, this property offers g value and accessibility in a central location.

18. 2024-07-18
    historical
19. 2024-05-06
    listed $124,900 Active
20. 2019-11-08
    soldstatus $16,000
21. 2019-03-22
    historical
22. 2019-03-22
    historical
23. 2018-09-23
    listed $24,800
24. 2018-09-23
    listed $29,800
25. 2018-04-03
    listed $19,800
26. 2016-10-18
    soldstatus $10,000
27. 2016-10-18
    soldstatus $10,000
28. 2016-07-07
    listed $19,500
29. 2016-05-26
    listed $19,500

ⓘ 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: $1,649 · $137/mo
• Projected year-2 tax: $1,869 · $156/mo
• Expected delta: +$220/yr (+$18/mo · 13.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥92°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: $17,741
• − Mortgage interest: −$9,517
• − Property taxes: −$1,649
• − Insurance: −$850
• − Repairs & maintenance: −$1,419
• − Management: −$1,419
• − Depreciation: −$4,943
• Taxable loss: −$2,056
• Est. tax savings @ 24.0%: +$493
• After-tax cash flow: $1,319/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

+822.6% since first listed

14 events — show timeline

• 2026-05-14 Price Changed $179,900 BCMLS
• 2026-04-06 Listed $195,000 BCMLS
• 2024-07-18 Listing Removed — BCMLS
• 2024-05-06 Listed $124,900 BCMLS
• 2019-11-08 Sold (MLS) $16,000 BCMLS
• 2019-03-22 Listing Removed — BCMLS
• 2019-03-22 Listing Removed — BCMLS
• 2018-09-23 Listed $29,800 BCMLS
• 2018-09-23 Listed $24,800 BCMLS
• 2018-04-03 Listed $19,800 BCMLS
• 2016-10-18 Sold (MLS) $10,000 BCMLS
• 2016-10-18 Sold (MLS) $10,000 MLS PIN
• 2016-07-07 Listed $19,500 MLS PIN
• 2016-05-26 Listed $19,500 BCMLS

Property tax history

+3.7%/yr

Latest (2023): $1,649 · +13.2% YoY. Source: county tax records.