477 Mohawk Trl · Florida, MA 01343

$54,000

4 bd · 1.5 ba · 2,244 sqft · SingleFamily public records · 358 Days on market

Built 1921 3.50 ac lot ↓ 8% since listing

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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 +7.5/15.0
• Appreciation +5.0/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Nestled along the scenic Mohawk Trail in Drury, MA, this 3.5-acre parcel offers a unique opportunity to build your dream home or getaway retreat in the heart of the Berkshires. While the existing structure is likely a teardown, the land itself boasts natural beauty, privacy, & convenient road frontage. Just minutes from Savoy Mountain State Forest, Mohawk Trail State Forest, and the Western Gateway Heritage State Park, this location is ideal for outdoor enthusiasts, with access to hiking, skiing, and snowmobiling. The vibrant cultural hub of North Adams is less than 20 minutes away, featuring restaurants, shops, and the world-renowned MASS MoCA. Whether you're seeking a peaceful homestead or an investment property, this site offers endless potential in a stunning setting. The property is 30 minutes to Williamstown, 15 minutes from Zoar Outdoor and Berkshire East ski area in Charlemont, and roughly 40 minutes to Greenfield.

Key facts

• 3.5-acre parcel
• Access to skiing
• Access to hiking

Tags

• 3.5-ACRE PARCEL
• CONVENIENT ROAD FRONTAGE
• ACCESS TO HIKING
• ACCESS TO SKIING
• ACCESS TO SNOWMOBILING
• 30 MINUTES TO WILLIAMSTOWN

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: One off-street parking space
• Utilities: Private sewer; Electric with circuit breakers
• Home design: Single-family residence; Brown exterior color
• Construction: Frame construction; Shingle roof; Built as recorded in public records
• Exterior features: Wooded lot

Interior

• Kitchen: Water heater listed as an appliance
• Flooring: Wood flooring
• Bathrooms: One full bathroom; One half bathroom
• Interior features: Seven total rooms; Unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $54k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $54k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Florida (rural): math 30% / reading 30% proficiency, ranked #351 of 371 in MA (top 95%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Abbott Memorial (math 5% / reading 24%, grade F, #854 of 938 statewide, top 93%, 92 students, 0% FRL) — zoned schools average 0% FRL vs 34% district-wide (34 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 15% at this address vs 30% district-wide (-15 pts) — the specific schools serving this property underperform the Florida average; the district grade overstates school quality for this exact location.
• Market conditions: 1 active listings in the ZIP; 130 units permitted in Berkshire County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($373 loan paydown + $2k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 358 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $47,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 358 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1921 — 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. 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.
6. 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.
7. 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: 3.38% ✓
• Cap rate: 30.65%
• Cash-on-cash: 87.01%
• DSCR: 4.87
• GRM: 2.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 91.3%
• Equity multiple: 6.05×
• Total profit: $76,340
• Equity at exit: $24,281

10-year hold

• IRR: 90.9%
• Equity multiple: 12.50×
• Total profit: $173,932
• Equity at exit: $37,420

Cash invested: $15,120 (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 01343

• Active inventory: 1
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,827 medium
• Mortgage (P&I): −$283
• Tax from tax record: −$42 /mo · $499/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $1,096

Break-even live

Break-even rent $440

Max offer price $54,000

Occupancy floor 35%

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: $13,500
• Closing costs: $1,620
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $54,000 Active 358 DOM
2. 2026-06-17
   days on market $54,000 Active 357 DOM
3. 2026-06-16
   days on market $54,000 Active 356 DOM
4. 2026-06-15
   days on market $54,000 Active 355 DOM
5. 2026-06-13
   days on market $54,000 Active 353 DOM
6. 2026-06-12
   days on market $54,000 Active 352 DOM
7. 2026-06-09
   days on market $54,000 Active 349 DOM
8. 2026-06-08
   days on market $54,000 Active 348 DOM
9. 2026-06-07
   days on market $54,000 Active 347 DOM
10. 2026-06-05
    days on market $54,000 Active 345 DOM
11. 2026-06-04
    days on market $54,000 Active 343 DOM
12. 2026-06-02
    days on market $54,000 Active 342 DOM
13. 2026-06-01
    days on market $54,000 Active 341 DOM
14. 2026-05-31
    days on market $54,000 Active 340 DOM
15. 2026-05-31
    days on market $54,000 Active 339 DOM
16. 2026-01-12
    status Back On Market
17. 2026-01-05
    historical Contingent
18. 2025-12-22
    price $54,000

    Show marketing remark (940 chars)

    Nestled along the scenic Mohawk Trail in Drury, MA, this 3.5-acre parcel offers a unique opportunity to build your dream home or getaway retreat in the heart of the Berkshires. While the existing structure is likely a teardown, the land itself boasts natural beauty, privacy, & convenient road frontage. Just minutes from Savoy Mountain State Forest, Mohawk Trail State Forest, and the Western Gateway Heritage State Park, this location is ideal for outdoor enthusiasts, with access to hiking, skiing, and snowmobiling. The vibrant cultural hub of North Adams is less than 20 minutes away, featuring restaurants, shops, and the world-renowned MASS MoCA. Whether you're seeking a peaceful homestead or an investment property, this site offers endless potential in a stunning setting. The property is 30 minutes to Williamstown, 15 minutes from Zoar Outdoor and Berkshire East ski area in Charlemont, and roughly 40 minutes to Greenfield.

19. 2025-12-22
    price $54,000 940-char remark

    Show marketing remark (940 chars)

    Nestled along the scenic Mohawk Trail in Drury, MA, this 3.5-acre parcel offers a unique opportunity to build your dream home or getaway retreat in the heart of the Berkshires. While the existing structure is likely a teardown, the land itself boasts natural beauty, privacy, & convenient road frontage. Just minutes from Savoy Mountain State Forest, Mohawk Trail State Forest, and the Western Gateway Heritage State Park, this location is ideal for outdoor enthusiasts, with access to hiking, skiing, and snowmobiling. The vibrant cultural hub of North Adams is less than 20 minutes away, featuring restaurants, shops, and the world-renowned MASS MoCA. Whether you're seeking a peaceful homestead or an investment property, this site offers endless potential in a stunning setting. The property is 30 minutes to Williamstown, 15 minutes from Zoar Outdoor and Berkshire East ski area in Charlemont, and roughly 40 minutes to Greenfield.

20. 2025-06-24
    listed $59,000 New

    Show marketing remark (940 chars)

    Nestled along the scenic Mohawk Trail in Drury, MA, this 3.5-acre parcel offers a unique opportunity to build your dream home or getaway retreat in the heart of the Berkshires. While the existing structure is likely a teardown, the land itself boasts natural beauty, privacy, & convenient road frontage. Just minutes from Savoy Mountain State Forest, Mohawk Trail State Forest, and the Western Gateway Heritage State Park, this location is ideal for outdoor enthusiasts, with access to hiking, skiing, and snowmobiling. The vibrant cultural hub of North Adams is less than 20 minutes away, featuring restaurants, shops, and the world-renowned MASS MoCA. Whether you're seeking a peaceful homestead or an investment property, this site offers endless potential in a stunning setting. The property is 30 minutes to Williamstown, 15 minutes from Zoar Outdoor and Berkshire East ski area in Charlemont, and roughly 40 minutes to Greenfield.

21. 2025-06-24
    listed $59,000 Active 940-char remark

    Show marketing remark (940 chars)

    Nestled along the scenic Mohawk Trail in Drury, MA, this 3.5-acre parcel offers a unique opportunity to build your dream home or getaway retreat in the heart of the Berkshires. While the existing structure is likely a teardown, the land itself boasts natural beauty, privacy, & convenient road frontage. Just minutes from Savoy Mountain State Forest, Mohawk Trail State Forest, and the Western Gateway Heritage State Park, this location is ideal for outdoor enthusiasts, with access to hiking, skiing, and snowmobiling. The vibrant cultural hub of North Adams is less than 20 minutes away, featuring restaurants, shops, and the world-renowned MASS MoCA. Whether you're seeking a peaceful homestead or an investment property, this site offers endless potential in a stunning setting. The property is 30 minutes to Williamstown, 15 minutes from Zoar Outdoor and Berkshire East ski area in Charlemont, and roughly 40 minutes to Greenfield.

ⓘ 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: $499 · $42/mo
• Projected year-2 tax: $582 · $48/mo
• Expected delta: +$83/yr (+$7/mo · 16.6%)

ⓘ 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 1/10 Low 8 d/yr ≥90°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $21,927
• − Mortgage interest: −$3,025
• − Property taxes: −$499
• − Insurance: −$270
• − Repairs & maintenance: −$1,754
• − Management: −$1,754
• − Depreciation: −$1,571
• Taxable income: $13,054
• Est. tax owed @ 24.0%: −$3,133
• After-tax cash flow: $10,022/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: Florida
• NCES district ID: 2504920
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $51,149
• Composite: 29.15/100
• National rank: #11876
• State rank: #351 of 371 in MA

Livability — Florida

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 190

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 (92%)
• Race & ethnicity: White 92% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 3% Dominican 5%
• Common ancestry: Lithuanian 9% Italian 7% Romanian 5%
• Foreign-born: 8% · Canada
• Languages at home: 97% English-only · Spanish 3%

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: —
• Current HPI: —
• 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

-8.5% since first listed

6 events — show timeline

• 2026-01-12 Relisted — MLS PIN
• 2026-01-05 Contingent — MLS PIN
• 2025-12-22 Price Changed $54,000 MLS PIN
• 2025-12-22 Price Changed $54,000 BCMLS
• 2025-06-24 Listed $59,000 BCMLS
• 2025-06-24 Listed $59,000 MLS PIN

Property tax history

-0.7%/yr

Latest (2023): $499 · -0.4% YoY. Source: county tax records.