14 Charles St · North Adams, MA 01247

$194,000

3 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 11 Days on market

Built 1920 9,148 sqft lot $135/sqft · 10% below area Est $215k · 10% 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 +22.7/30.0
• ARV discount +12.0/15.0
• DSCR +7.3/10.0
• 1% rule +5.6/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.9/10.0
• Schools +1.8/10.0

Listing remarks MLS

Home has some potential to look really great again. In a quiet location and close to downtown North Adams. 3 upstairs bedroom with bath and 1 downstairs bedroom with bath. Large living room space. This could be a really pretty home again - Nice Front Porch

Key facts

• Private driveway
• Cozy backyard
• Ample cabinet space

Tags

• HIGH CEILINGS
• SPACIOUS LIVING AREAS
• AMPLE CABINET SPACE
• PRIVATE DRIVEWAY
• DESIGNATED PARKING
• COZY BACKYARD

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public sewer; 200 Amp electric service with circuit breakers
• Construction: Total building area about 1440
• Exterior features: Off-street parking

Interior

• Kitchen: Includes dishwasher, microwave, refrigerator
• Bedrooms: 6 total rooms (includes living spaces and bedrooms)
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas heating; Pellet stove heating; 200 Amp electric service with circuit breakers
• Interior features: Dishwasher; Microwave; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $194k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $194k).
• Cap rate 8.4% vs local median 5.9% in North 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 55/100 on livability (#242 in MA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, cost of living A-; Watch: employment C-, health & safety D, crime F.
• North Adams (town): math 14% / reading 29% proficiency, ranked #291 of 302 in MA (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Brayton (math 8% / reading 27%, grade F, #819 of 938 statewide, top 88%, 228 students, 0% FRL); Drury High (math 16% / reading 24%, grade F, #308 of 343 statewide, top 91%, 493 students, 0% FRL) — zoned schools average 0% FRL vs 53% district-wide (53 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 99 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); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $6k 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 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 26y 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 $28k; list at $194k implies a 605% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $194,000

Questions for the listing agent

1. Built in 1920 — 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 F-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. 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?
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: 1.06% ✓
• Cap rate: 8.36%
• Cash-on-cash: 7.37%
• DSCR: 1.33
• GRM: 7.8

CMA / ARV

• ARV (median comp): $215,475
• List price: $194,000
• Delta: -12.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Barlow Ave	0.23mi	3/1.0	1,356 (-6%)	6mo	$226,300	$167	74
454 Main St	0.23mi	3/1.0	1,327 (-8%)	4mo	$35,000	$26	73
64 Notch Rd	0.45mi	3/1.5	1,465 (+2%)	3mo	$240,000	$164	72
19 Fairgrounds Ave	0.14mi	4/2.5 (+1)	1,540 (+7%)	1mo	$330,000	$214	70
51 Notch Rd	0.48mi	3/2.0	1,463 (+2%)	3mo	$295,500	$202	69
8 Duggan St	0.40mi	3/2.0	1,548 (+8%)	1mo	$204,000	$132	64
55 First St	0.36mi	2/1.0 (-1)	1,532 (+6%)	6mo	$227,500	$148	62
69 Harris St	0.53mi	3/1.0	1,531 (+6%)	16mo	$230,000	$150	52
68 Furnace St	0.56mi	2/1.5 (-1)	1,500 (+4%)	12mo	$145,000	$97	50
84 Notch Rd	0.49mi	3/1.0	1,310 (-9%)	16mo	$210,000	$160	48
85 Furnace St	0.54mi	3/1.0	1,236 (-14%)	4mo	$207,000	$167	48
4 Lamoureaux Pl	0.46mi	3/2.0	1,272 (-12%)	16mo	$180,000	$142	42

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: -5.0%
• Equity multiple: 0.81×
• Total profit: $-10,184
• Equity at exit: $28,926

10-year hold

• IRR: 4.6%
• Equity multiple: 1.34×
• Total profit: $18,510
• Equity at exit: $16,774

Cash invested: $54,320 (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 01247

• Home prices YoY: -2.0%
• Active inventory: 99
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,064 medium
• Mortgage (P&I): −$1,017
• Tax from tax record: −$199 /mo · $2,384/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $334

Break-even live

Break-even rent $1,642

Max offer price $194,000

Occupancy floor 79%

Sensitivity live

Price	-10% $443	-5% $389	+0% $334	+5% $279	+10% $224
Rent	-10% $171	-5% $252	+0% $334	+5% $415	+10% $497
Rate	-1.0pp $431	-0.5pp $383	base $334	+0.5pp $283	+1.0pp $232

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: $48,500
• Closing costs: $5,820
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 Tyler St North Adams, MA	2.0	1.0	1174	$1,975	$1.68	46d	1	0.42mi
40 Cady St North Adams, MA	3.0	1.5	1467	$2,475	$1.69	46d	1	0.58mi
210 Eagle St Unit 1 North Adams, MA	2.0	1.0	1040	$1,300	$1.25	16d	1	1.06mi

Listing history 18 events

1. 2026-06-18
   statusdays on market $194,000 Pending 11 DOM
2. 2026-06-17
   days on market $194,000 Active 10 DOM
3. 2026-06-16
   days on market $194,000 Active 9 DOM
4. 2026-06-15
   days on market $194,000 Active 8 DOM
5. 2026-06-13
   days on market $194,000 Active 6 DOM
6. 2026-06-12
   pricestatusdays on market $194,000 Active 5 DOM
7. 2026-01-07
   listed $187,500 Active 434-char remark
8. 2019-04-02
   soldstatus $27,500 260-char remark

   Show marketing remark (260 chars)

   Home has some potential to look really great again. In a quiet location and close to downtown North Adams. 3 upstairs bedroom with bath and 1 downstairs bedroom with bath. Large living room space. This could be a really pretty home again - Nice Front Porch

9. 2019-02-11
   listed $39,000 260-char remark

   Show marketing remark (260 chars)

   Home has some potential to look really great again. In a quiet location and close to downtown North Adams. 3 upstairs bedroom with bath and 1 downstairs bedroom with bath. Large living room space. This could be a really pretty home again - Nice Front Porch

10. 2009-06-18
    soldstatus $90,000

    Show marketing remark (164 chars)

    This home has a new 200 amp electric service, new heating system, new kitchen and baths. Seller is currentlly siding the house and finishing up finish work inside.

11. 2009-03-17
    listed $95,000

    Show marketing remark (164 chars)

    This home has a new 200 amp electric service, new heating system, new kitchen and baths. Seller is currentlly siding the house and finishing up finish work inside.

12. 2008-04-25
    historical
13. 2007-10-25
    listed $99,900
14. 2006-09-19
    soldstatus $42,600
15. 2006-06-16
    listed $48,900
16. 2000-05-05
    soldstatus $66,500
17. 2000-05-05
    soldstatus $66,500
18. 2000-02-24
    listed $66,914

ⓘ 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: $2,384 · $199/mo
• Projected year-2 tax: $2,385 · $199/mo
• Expected delta: +$1/yr ($0/mo · 0.0%)

ⓘ 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 9 d/yr ≥92°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,767
• − Mortgage interest: −$10,867
• − Property taxes: −$2,384
• − Insurance: −$970
• − Repairs & maintenance: −$1,981
• − Management: −$1,981
• − Depreciation: −$5,644
• Taxable income: $939
• Est. tax owed @ 24.0%: −$225
• After-tax cash flow: $3,778/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: North Adams
• NCES district ID: 2508670
• Math proficiency: 14% ▼ -13.00%
• Reading proficiency: 29% ▼ -11.00%
• Median HH income: $36,746
• Composite: 17.83/100
• National rank: #9006
• State rank: #291 of 302 in MA

Livability — North Adams

• Score: 55/100
• State rank: #242
• US rank: #23506

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Adams, MA
• City population: 14,967
• Population (ZIP): 14,967

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 5% Two or more races 4% Asian 3%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Lithuanian 15% Romanian 4% German 2%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · Other Indo-European 2% Spanish 2% French/Haitian/Cajun 0%

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: ▼ -6.22%
• Current HPI: 298.8949
• 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

+189.9% since first listed

16 events — show timeline

• 2026-06-18 Pending — BCMLS
• 2026-06-11 Relisted — BCMLS
• 2026-06-10 Price Changed $194,000 BCMLS
• 2026-05-29 Pending — BCMLS
• 2026-05-21 Listed $199,900 BCMLS
• 2019-04-02 Sold (MLS) $27,500 BCMLS
• 2019-02-11 Listed $39,000 BCMLS
• 2009-06-18 Sold (MLS) $90,000 BCMLS
• 2009-03-17 Listed $95,000 BCMLS
• 2008-04-25 Listing Removed — BCMLS
• 2007-10-25 Listed $99,900 BCMLS
• 2006-09-19 Sold (MLS) $42,600 MLS PIN
• 2006-06-16 Listed $48,900 MLS PIN
• 2000-05-05 Sold (Public Records) $66,500 Public Records
• 2000-05-05 Sold (MLS) $66,500 BCMLS
• 2000-02-24 Listed $66,914 BCMLS

Property tax history

+12.9%/yr

Latest (2023): $2,384 · +11.5% YoY. Source: county tax records.