10 Bellevue Ave · Adams, MA 01220

$149,900

3 bd · 1.0 ba · 788 sqft · SingleFamily public records · 21 Days on market

Built 1880 4,356 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 +15.9/30.0
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• 1% rule +4.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Seller Financing with only $4K Down and Monthly Payments of $250 per month. A great fix and flip project. Priced well below Assessed Value. Ready for you to finish and add to your portfolio.

Key facts

• New flooring
• New cabinets
• New painting

Tags

• FRESHLY REDONE HOME
• NEW FLOORING
• NEW CABINETS
• NEW PAINTING
• NEW BATHROOMS

Property features AI

Finance

• Financial info: Active listing status

Exterior

• Parking: Other parking
• Utilities: 100 amp electric service with circuit breakers; Public sewer
• Exterior features: Building area approximately 788

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: 5 total rooms (includes kitchen; specific bedroom locations not provided)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas heating; Heating present
• Interior features: Updated/remodeled condition; Microwave; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $72 ($868/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 $135k (9.9% below list).
• Recommended offer: $135k (9.9% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 3.7% in Adams — 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 71/100 on livability (#131 in MA) — a middle-class / working-renter tenant base. Strengths: health & safety A+, housing A, cost of living A-; Watch: amenities F, commute F, employment D-.
• Adams-Cheshire (rural): math 14% / reading 31% proficiency, ranked #285 of 302 in MA (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Hoosac Valley Elementary School (math 27% / reading 42%, grade F, #577 of 938 statewide, top 65%, 374 students, 0% FRL); Hoosac Valley Middle School (math 8% / reading 28%, grade F, #264 of 305 statewide, top 87%, 288 students, 0% FRL); Hoosac Valley High School (math 22% / reading 37%, grade F, #270 of 343 statewide, top 80%, 324 students, 0% FRL) — zoned schools average 0% FRL vs 36% district-wide (36 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 62 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

• In year one you build about $11k of equity ($1k loan paydown + $10k appreciation (6.7% 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 (6.7% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 29y 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 $29k; list at $150k implies a 417% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,000 (9.9% below list)

Questions for the listing agent

1. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.90% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.07%
• DSCR: 1.09
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.66% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.6%
• Equity multiple: 2.28×
• Total profit: $53,857
• Equity at exit: $100,589

10-year hold

• IRR: 17.9%
• Equity multiple: 4.66×
• Total profit: $153,465
• Equity at exit: $188,167

Cash invested: $41,972 (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 01220

• Home prices YoY: 2.3%
• Active inventory: 62
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,350 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$146 /mo · $1,747/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $72

Break-even live

Break-even rent $1,258

Max offer price $149,900

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7 Allen St Adams, MA	2.0	1.0	1000	$1,350	$1.35	21d	1	0.91mi

Listing history 24 events

1. 2026-06-18
   days on market $149,900 Active 21 DOM
2. 2026-06-17
   days on market $149,900 Active 20 DOM
3. 2026-06-16
   days on market $149,900 Active 19 DOM
4. 2026-06-15
   days on market $149,900 Active 18 DOM
5. 2026-06-13
   days on market $149,900 Active 16 DOM
6. 2026-06-12
   days on market $149,900 Active 15 DOM
7. 2026-06-09
   days on market $149,900 Active 12 DOM
8. 2026-06-08
   days on market $149,900 Active 11 DOM
9. 2026-06-07
   days on market $149,900 Active 10 DOM
10. 2026-06-07
    days on market $149,900 Active 9 DOM
11. 2026-06-04
    days on market $149,900 Active 6 DOM
12. 2026-06-02
    days on market $149,900 Active 5 DOM
13. 2026-06-01
    days on market $149,900 Active 4 DOM
14. 2026-05-31
    days on market $149,900 Active 3 DOM
15. 2026-05-31
    days on market $149,900 Active 2 DOM
16. 2026-05-27
    listed $149,900 Active
17. 2020-02-17
    soldstatus $29,000 190-char remark

    Show marketing remark (190 chars)

    Seller Financing with only $4K Down and Monthly Payments of $250 per month. A great fix and flip project. Priced well below Assessed Value. Ready for you to finish and add to your portfolio.

18. 2019-01-11
    listed $29,000 190-char remark

    Show marketing remark (190 chars)

    Seller Financing with only $4K Down and Monthly Payments of $250 per month. A great fix and flip project. Priced well below Assessed Value. Ready for you to finish and add to your portfolio.

19. 2017-02-02
    soldstatus $8,000 427-char remark

    Show marketing remark (427 chars)

    Property is sold in “as is” condition and “where is”. Seller does not prorate taxes. Buyer pays all closing costs including, but not limited to any & all transfer taxes, title, legal, & recording fees. Seller has no knowledge of condition. Responsibility of the buyer to do all research on specifics pertaining to this property. CAUTION if entering, dangerous! You are entering at your own risk.

20. 2016-07-17
    listed $9,900 427-char remark

    Show marketing remark (427 chars)

    Property is sold in “as is” condition and “where is”. Seller does not prorate taxes. Buyer pays all closing costs including, but not limited to any & all transfer taxes, title, legal, & recording fees. Seller has no knowledge of condition. Responsibility of the buyer to do all research on specifics pertaining to this property. CAUTION if entering, dangerous! You are entering at your own risk.

21. 1998-02-03
    soldstatus $41,500
22. 1998-02-03
    soldstatus $41,500
23. 1997-08-07
    listed $41,900
24. 1994-10-12
    soldstatus $39,000

ⓘ 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: $1,747 · $146/mo
• Projected year-2 tax: $1,795 · $150/mo
• Expected delta: +$48/yr (+$4/mo · 2.8%)

ⓘ 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 ≥90°F today · 18 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: $16,200
• − Mortgage interest: −$8,397
• − Property taxes: −$1,747
• − Insurance: −$750
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$4,361
• Taxable loss: −$1,646
• Est. tax savings @ 24.0%: +$395
• After-tax cash flow: $1,263/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: Adams-Cheshire
• NCES district ID: 2501780
• Math proficiency: 14% ▼ -13.00%
• Reading proficiency: 31% ▼ -4.00%
• Median HH income: $45,956
• Composite: 19.53/100
• National rank: #8765
• State rank: #285 of 302 in MA

Livability — Adams

• Score: 71/100
• State rank: #131
• US rank: #7262

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 8,106
• Population (ZIP): 8,106

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 (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 18% Lithuanian 16% Slovak 1%
• Foreign-born: 2% · Vietnam
• Languages at home: 96% English-only · Spanish 2% Russian/Polish/Slavic 2% Vietnamese 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: ▲ 6.66%
• Current HPI: 295.6616
• 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

+284.4% since first listed

9 events — show timeline

• 2026-05-27 Listed $149,900 BCMLS
• 2020-02-17 Sold (MLS) $29,000 MLS PIN
• 2019-01-11 Listed $29,000 MLS PIN
• 2017-02-02 Sold (MLS) $8,000 BCMLS
• 2016-07-17 Listed $9,900 BCMLS
• 1998-02-03 Sold (Public Records) $41,500 Public Records
• 1998-02-03 Sold (MLS) $41,500 BCMLS
• 1997-08-07 Listed $41,900 BCMLS
• 1994-10-12 Sold (Public Records) $39,000 Public Records

Property tax history

+2.4%/yr

Latest (2023): $1,747 · +2.8% YoY. Source: county tax records.