1760 Westover Rd #1 · Chicopee, MA 01020

$85,000

2 bd · 1.0 ba · 720 sqft · Manufactured · 27 Days on market

Built 1973 Good condition 1,000 sqft lot Est $88k · at est. $274/mo HOA · 15% of rent

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.0/15.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Presenting an inviting residence at 1760 Westover Rd U:1, Chicopee, MA. Constructed in 1973, this 720 square foot mobile home is a ready-to-move-in property, meticulously maintained for immediate occupancy. The residence encompasses two well-appointed bedrooms, providing comfortable private spaces. The single full bathroom is a thoughtfully designed space, featuring a double vanity for enhanced functionality and convenience. A charming porch extends the living space outdoors, offering an ideal setting for relaxation or social gatherings. This property represents a compelling opportunity to acquire a well-maintained home designed for effortless living. Buyer and buyers Agent to do their due

Key facts

• Double vanity
• Charming porch
• Well maintained home

Tags

• WELL APPOINTED BEDROOMS
• THOUGHTFULLY DESIGNED SPACE
• DOUBLE VANITY
• CHARMING PORCH
• WELL MAINTAINED HOME

Property features AI

Finance

• Other: Lot approximately 0.02 acres
• Financial info: No additional financial details provided
• HOA & community: Homeowners association membership required; Association fee of $274.54

Exterior

• Parking: One open parking space
• Security: No security features provided
• Utilities: Public water; Public sewer
• Home design: Mobile home; Approximately built (year provided by owner)
• Construction: Block foundation
• Exterior features: Paved driveway; Public transportation, shopping, parks, walk/jog trails, medical facility, laundromat and highway access nearby

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: No bedroom count provided
• Flooring: Particle board flooring; Wood laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Total of 4 rooms
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $85k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $567 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.3% vs local median 4.6% in Chicopee — 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 76/100 on livability (#66 in MA, #3,658 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: employment D+, schools D, crime F.
• Chicopee (suburban): math 20% / reading 33% proficiency, ranked #270 of 302 in MA (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 20 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 453 units permitted in Hampden County in 2024 (116 in 5+ unit buildings).
• This rent runs 33% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 23% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,725 (1.5% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
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: 2.13% ✓
• Cap rate: 14.29%
• Cash-on-cash: 28.57%
• DSCR: 2.27
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $87,840
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1760 Westover Rd #2	0.00mi	2/1.0	768 (+7%)	4mo	$93,900	$122	86
1760 Westover Rd #17	0.01mi	2/1.0	800 (+11%)	20mo	$67,000	$84	64

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: 23.0%
• Equity multiple: 1.95×
• Total profit: $22,513
• Equity at exit: $12,674

10-year hold

• IRR: 31.0%
• Equity multiple: 3.81×
• Total profit: $66,871
• Equity at exit: $7,349

Cash invested: $23,800 (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 01020

• Home prices YoY: -34.5%
• Active inventory: 20
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,808 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$274
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $567

Break-even live

Break-even rent $1,090

Max offer price $85,000

Occupancy floor 64%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
649 Prospect St Chicopee, MA	1.0–2.0	1.0	624	$1,833	$2.94	13d	1	1.34mi

HOA detail

• Monthly dues: $274 · $3,288/yr

Listing history 17 events

1. 2026-06-18
   days on market $85,000 Active 27 DOM
2. 2026-06-17
   days on market $85,000 Active 26 DOM
3. 2026-06-16
   days on market $85,000 Active 25 DOM
4. 2026-06-15
   days on market $85,000 Active 24 DOM
5. 2026-06-14
   days on market $85,000 Active 22 DOM
6. 2026-06-13
   days on market $85,000 Active 21 DOM
7. 2026-06-10
   days on market $85,000 Active 19 DOM
8. 2026-06-09
   days on market $85,000 Active 18 DOM
9. 2026-06-08
   days on market $85,000 Active 17 DOM
10. 2026-06-07
    days on market $85,000 Active 16 DOM
11. 2026-06-03
    days on market $85,000 Active 12 DOM
12. 2026-06-02
    days on market $85,000 Active 11 DOM
13. 2026-06-01
    days on market $85,000 Active 10 DOM
14. 2026-05-31
    days on market $85,000 Active 9 DOM
15. 2026-05-30
    statusdays on market $85,000 Active 8 DOM
16. 2026-05-12
    status Under Agreement
17. 2026-05-08
    listed $85,000 New

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% 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: $21,692
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,735
• − Management: −$1,735
• − HOA: −$3,288
• − Depreciation: −$2,473
• Taxable income: $5,999
• Est. tax owed @ 24.0%: −$1,440
• After-tax cash flow: $5,360/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.

Condition & rehab AI · 8 photos

Good 80/100 Cosmetic rehab

This well-maintained mobile home is move-in ready with a good condition score and minimal repairs needed. It offers a good return on investment with updates that can further enhance its resale and rental value.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value.
• Both Clean gutters — Improves drainage and property value.
• Both Replace window treatments — Fresh window treatments can improve aesthetics and energy efficiency.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and value. ↑
• Both Clean gutters — Improves drainage and property value. ↑
• Both Replace window treatments — Fresh window treatments can improve aesthetics and energy efficiency. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Chicopee
• NCES district ID: 2503660
• Math proficiency: 20% ▼ -22.00%
• Reading proficiency: 33% ▼ -10.00%
• Median HH income: $46,414
• Composite: 22.91/100
• National rank: #7997
• State rank: #270 of 302 in MA

Livability — Chicopee

• Score: 76/100
• State rank: #66
• US rank: #3658

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chicopee, MA
• County: Hampden County · 230,965 people
• City population: 53,451
• Metro: Springfield, MA
• Population (ZIP): 30,167
• Household income: $66,009
• Rent vs Own: 41.6% rent · 58.4% own
• Severe rent burden: 1153.0

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 White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 21% Two or more races 11% Black 4% Asian 2%
• Hispanic origin (detail): Puerto Rican 18% Dominican 2%
• Common ancestry: Romanian 15% Lithuanian 14% Scotch-Irish 2%
• Foreign-born: 9% · Canada
• Languages at home: 80% English-only · Spanish 11% Russian/Polish/Slavic 3% Other Asian/Pacific 2%

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: ▼ -150.25%
• Current HPI: 285.6119
• Rent YoY: —
• Metro: Springfield, 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

2 events — show timeline

• 2026-05-12 Pending — MLS PIN
• 2026-05-08 Listed $85,000 MLS PIN