129 Newell St · Pittsfield, MA 01201

$179,950

5 bd · 2.0 ba · 1,872 sqft · MultiFamily public records · 9 Days on market

Built 1900 5,227 sqft 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 +22.0/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.4/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

2 Unit property with charm and character. A good property to collect rent and live in one unit. Home is worth the investment. Located in a residential location, yet close to everything. Good layout, good size rooms and storage space. You will appreciate the layout and charm this property has! 7 day offer waiting period after the MLS date has passed.

Key facts

• 5,227 sq ft lot
• Garage
• Built 1900

🏗️ New construction. The $179,950 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $265,824.

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath multifamily listed at $180k.

Deal economics

• At list price, monthly cash flow is $-37 ($-442/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Cap rate 8.2% 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: Egremont (math 37% / reading 52%, grade F, #421 of 938 statewide, top 48%, 382 students, 0% FRL); Theodore Herberg Middle (math 17% / reading 34%, grade F, #232 of 305 statewide, top 76%, 496 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 130 units permitted in Berkshire County in 2024 (10 in 5+ unit buildings).
• At $2,772/mo this rent would consume 47% of the median local household income ($71k/yr) (locally 1580% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 24y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,950

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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: 1.04% ✓
• Cap rate: 8.21%
• Cash-on-cash: 6.83%
• DSCR: 1.30
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $265,824
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
70-72 Elm St	0.46mi	4/2.0 (-1)	1,780 (-5%)	4mo	$282,710	$159	62
14-16 Allessio	0.56mi	4/3.0 (-1)	1,800 (-4%)	8mo	$320,000	$178	52
37-39 Hazelwood Ter	0.52mi	4/2.0 (-1)	1,992 (+6%)	18mo	$365,000	$183	45
22 Radcliffe Ave	0.43mi	6/2.0 (+1)	2,100 (+12%)	13mo	$235,000	$112	44
5-7 Wallace Pl	0.71mi	4/2.0 (-1)	1,964 (+5%)	12mo	$250,000	$127	43
1244-1246 East St	0.65mi	4/2.0 (-1)	1,800 (-4%)	19mo	$175,000	$97	43
27-31 Pleasant St	0.73mi	6/3.0 (+1)	2,118 (+13%)	1mo	$300,000	$142	34
138 Second St	0.70mi	5/2.0	2,096 (+12%)	22mo	$235,000	$112	29

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: -11.0%
• Equity multiple: 0.58×
• Total profit: $-31,347
• Equity at exit: $39,635

10-year hold

• IRR: 4.9%
• Equity multiple: 1.45×
• Total profit: $33,226
• Equity at exit: $22,984

Cash invested: $74,431 (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: 10.8×

Monthly cashflow live

• Estimated rent: $2,772 high
• Mortgage (P&I): −$1,394
• Tax from tax record: −$262 /mo · $3,138/yr
• Insurance: −$111
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$582
• Net cashflow: $-37

Break-even live

Break-even rent $2,819

Max offer price $259,322

Occupancy floor 96%

Sensitivity live

Price	-10% $114	-5% $38	+0% $-37	+5% $-112	+10% $-187
Rent	-10% $-256	-5% $-146	+0% $-37	+5% $73	+10% $182
Rate	-1.0pp $97	-0.5pp $31	base $-37	+0.5pp $-106	+1.0pp $-176

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,772
Total (2 units)			$2,772

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: $66,456
• Closing costs: $7,975
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
117 Lincoln St Unit 117 Pittsfield, MA	4.0	2.0	1500	$2,000	$1.33	45d	1	0.68mi
76 Stoddard Ave Unit 78 Pittsfield, MA	4.0	1.5	1560	$2,000	$1.28	45d	1	0.93mi
88 Wahconah St Pittsfield, MA	4.0	1.5	1292	$2,300	$1.78	45d	1	1.27mi

Listing history 18 events

1. 2025-09-24
   soldstatus $160,000 Sold 358-char remark

   Show marketing remark (358 chars)

   2 Unit property with charm and character. A good property to collect rent and live in one unit. Home is worth the investment. Located in a residential location, yet close to everything. Good layout, good size rooms and storage space. You will appreciate the layout and charm this property has! 7 day offer waiting period after the MLS date has passed.

2. 2025-07-01
   status Under Agreement 358-char remark

   Show marketing remark (358 chars)

   2 Unit property with charm and character. A good property to collect rent and live in one unit. Home is worth the investment. Located in a residential location, yet close to everything. Good layout, good size rooms and storage space. You will appreciate the layout and charm this property has! 7 day offer waiting period after the MLS date has passed.

3. 2025-06-27
   historical Contingent 358-char remark

   Show marketing remark (358 chars)

   2 Unit property with charm and character. A good property to collect rent and live in one unit. Home is worth the investment. Located in a residential location, yet close to everything. Good layout, good size rooms and storage space. You will appreciate the layout and charm this property has! 7 day offer waiting period after the MLS date has passed.

4. 2025-06-27
   status Pending

   Show marketing remark (358 chars)

   2 Unit property with charm and character. A good property to collect rent and live in one unit. Home is worth the investment. Located in a residential location, yet close to everything. Good layout, good size rooms and storage space. You will appreciate the layout and charm this property has! 7 day offer waiting period after the MLS date has passed.

5. 2025-06-19
   price $179,950

   Show marketing remark (358 chars)

   2 Unit property with charm and character. A good property to collect rent and live in one unit. Home is worth the investment. Located in a residential location, yet close to everything. Good layout, good size rooms and storage space. You will appreciate the layout and charm this property has! 7 day offer waiting period after the MLS date has passed.

6. 2025-06-19
   price $179,950 358-char remark

   Show marketing remark (358 chars)

   2 Unit property with charm and character. A good property to collect rent and live in one unit. Home is worth the investment. Located in a residential location, yet close to everything. Good layout, good size rooms and storage space. You will appreciate the layout and charm this property has! 7 day offer waiting period after the MLS date has passed.

7. 2025-06-18
   status Reactivated 358-char remark

   Show marketing remark (358 chars)

   2 Unit property with charm and character. A good property to collect rent and live in one unit. Home is worth the investment. Located in a residential location, yet close to everything. Good layout, good size rooms and storage space. You will appreciate the layout and charm this property has! 7 day offer waiting period after the MLS date has passed.

8. 2025-06-18
   listed $189,950 Active

   Show marketing remark (358 chars)

   2 Unit property with charm and character. A good property to collect rent and live in one unit. Home is worth the investment. Located in a residential location, yet close to everything. Good layout, good size rooms and storage space. You will appreciate the layout and charm this property has! 7 day offer waiting period after the MLS date has passed.

9. 2025-06-17
   historical
10. 2025-06-12
    historical 358-char remark

    Show marketing remark (358 chars)

    2 Unit property with charm and character. A good property to collect rent and live in one unit. Home is worth the investment. Located in a residential location, yet close to everything. Good layout, good size rooms and storage space. You will appreciate the layout and charm this property has! 7 day offer waiting period after the MLS date has passed.

11. 2025-05-21
    listed $189,950 Active
12. 2025-04-15
    price $189,950 358-char remark

    Show marketing remark (358 chars)

    2 Unit property with charm and character. A good property to collect rent and live in one unit. Home is worth the investment. Located in a residential location, yet close to everything. Good layout, good size rooms and storage space. You will appreciate the layout and charm this property has! 7 day offer waiting period after the MLS date has passed.

13. 2025-03-12
    listed $199,950 New 358-char remark

    Show marketing remark (358 chars)

    2 Unit property with charm and character. A good property to collect rent and live in one unit. Home is worth the investment. Located in a residential location, yet close to everything. Good layout, good size rooms and storage space. You will appreciate the layout and charm this property has! 7 day offer waiting period after the MLS date has passed.

14. 2007-12-21
    soldstatus $156,050
15. 2007-12-21
    soldstatus $165,000
16. 2007-06-15
    listed $159,900
17. 2002-09-27
    soldstatus $89,900
18. 2002-07-03
    listed $89,900

ⓘ 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: $3,138 · $262/mo
• Projected year-2 tax: $3,138 · $262/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 2/10 Low FEMA zone AE · 3% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $33,264
• − Mortgage interest: −$14,890
• − Property taxes: −$3,138
• − Insurance: −$6,854
• − Repairs & maintenance: −$2,661
• − Management: −$2,661
• − Depreciation: −$7,733
• Taxable loss: −$4,674
• Est. tax savings @ 24.0%: +$1,122
• After-tax cash flow: $680/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

+78.0% since first listed

18 events — show timeline

• 2025-09-24 Sold (MLS) $160,000 MLS PIN
• 2025-07-01 Pending — MLS PIN
• 2025-06-27 Contingent — MLS PIN
• 2025-06-27 Pending — BCMLS
• 2025-06-19 Price Changed $179,950 BCMLS
• 2025-06-19 Price Changed $179,950 MLS PIN
• 2025-06-18 Relisted — MLS PIN
• 2025-06-18 Listed $189,950 BCMLS
• 2025-06-17 Listing Removed — BCMLS
• 2025-06-12 Listing Removed — MLS PIN
• 2025-05-21 Listed $189,950 BCMLS
• 2025-04-15 Price Changed $189,950 MLS PIN
• 2025-03-12 Listed $199,950 MLS PIN
• 2007-12-21 Sold (Public Records) $165,000 Public Records
• 2007-12-21 Sold (MLS) $156,050 BCMLS
• 2007-06-15 Listed $159,900 BCMLS
• 2002-09-27 Sold (MLS) $89,900 BCMLS
• 2002-07-03 Listed $89,900 BCMLS

Property tax history

+3.5%/yr

Latest (2023): $3,138 · +2.7% YoY. Source: county tax records.