281 Chauncey Walker St #188 · Belchertown, MA 01007

$169,000

2 bd · 1.0 ba · 928 sqft · Manufactured · 120 Days on market

Built 1979 Good condition $182/sqft · 31% above area Est $129k · 31% over

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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 +27.6/30.0
• DSCR +9.7/10.0
• 1% rule +7.5/10.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

With major interior and exterior upgrades this move-in-ready home in Pine Valley Plantation now features brand new vinyl siding and shutters, giving it fresh curb appeal in this well-established Belchertown community. This thoughtfully remodeled mobile home features a stunning new kitchen with modern cabinets, sleek countertops, and a large panoramic window that fills the space with natural light. A custom-built island adds both style and functionality, offering additional storage and prep space. The open-concept layout creates a bright and spacious atmosphere, complemented by a large, renovated bathroom and an inviting living area. Recent upgrades include a new siding, new furnace, new water heater, upgraded electrical panel, and a new mini-split system for efficient heating and cooling. All appliances are included, including a washer and dryer, making this home truly turnkey. Schedule your showing today!

Key facts

• New furnace
• New kitchen
• New water heater

Tags

• NEW KITCHEN
• CUSTOM-BUILT ISLAND
• OPEN-CONCEPT LAYOUT
• LARGE RENOVATED BATHROOM
• NEW FURNACE
• NEW WATER HEATER

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $169k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $504 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $154k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 3.0% in Belchertown — 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 77/100 on livability (#56 in MA, #2,946 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime A; Watch: cost of living D+, amenities F.
• Belchertown (rural): math 35% / reading 49% proficiency, ranked #176 of 302 in MA (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: 55 active listings in the ZIP; solid renter incomes; 349 units permitted in Hampshire County in 2024 (185 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 $5k of value loss. Plan a longer hold.
• Hampshire 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 $47k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago; this cycle's ask has dropped $26k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; list at $169k implies a 69% gain — meaningful room to come down on a strong offer.

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 $153,790 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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: 1.25% ✓
• Cap rate: 9.87%
• Cash-on-cash: 12.79%
• DSCR: 1.57
• GRM: 6.7

CMA / ARV

• ARV (median comp): $128,993
• List price: $169,000
• Delta: 31.02%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
281 Chauncey Walker St #188	0.00mi	2/1.0	928 (0%)	7mo	$100,000	$108	94
281 Chauncey Walker Unit 548,Ave M	0.31mi	2/1.0	980 (+6%)	6mo	$155,000	$158	71
281 Chauncy Walker St Unit B-57	0.30mi	2/1.0	980 (+6%)	13mo	$115,000	$117	66
281 Chauncy Walker Dr #237	0.00mi	2/1.0	1,028 (+11%)	20mo	$175,000	$170	65
281 Chauncey Walker St. Ave. G #272	0.30mi	2/1.0	980 (+6%)	18mo	$178,000	$182	61
281 Chauncey Walker St Unit D-141	0.30mi	2/1.5	1,028 (+11%)	13mo	$110,000	$107	55

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: 2.6%
• Equity multiple: 1.10×
• Total profit: $4,766
• Equity at exit: $25,198

10-year hold

• IRR: 12.2%
• Equity multiple: 1.96×
• Total profit: $45,638
• Equity at exit: $14,612

Cash invested: $47,320 (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 01007

• Home prices YoY: -28.1%
• Active inventory: 55
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,117 medium
• Mortgage (P&I): −$886
• Tax est. 1.5%: −$211 /mo · $2,535/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $504

Break-even live

Break-even rent $1,478

Max offer price $169,000

Occupancy floor 71%

Sensitivity live

Price	-10% $621	-5% $563	+0% $504	+5% $446	+10% $388
Rent	-10% $337	-5% $421	+0% $504	+5% $588	+10% $672
Rate	-1.0pp $589	-0.5pp $547	base $504	+0.5pp $461	+1.0pp $416

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-01
   days on market $169,000 Active 120 DOM
2. 2026-05-31
   days on market $169,000 Active 119 DOM
3. 2026-05-30
   statusdays on market $169,000 Active 118 DOM
4. 2026-05-12
   price $186,000 919-char remark

   Show marketing remark (919 chars)

   With major interior and exterior upgrades this move-in-ready home in Pine Valley Plantation now features brand new vinyl siding and shutters, giving it fresh curb appeal in this well-established Belchertown community. This thoughtfully remodeled mobile home features a stunning new kitchen with modern cabinets, sleek countertops, and a large panoramic window that fills the space with natural light. A custom-built island adds both style and functionality, offering additional storage and prep space. The open-concept layout creates a bright and spacious atmosphere, complemented by a large, renovated bathroom and an inviting living area. Recent upgrades include a new siding, new furnace, new water heater, upgraded electrical panel, and a new mini-split system for efficient heating and cooling. All appliances are included, including a washer and dryer, making this home truly turnkey. Schedule your showing today!

5. 2026-04-10
   price $189,900 919-char remark

   Show marketing remark (919 chars)

   With major interior and exterior upgrades this move-in-ready home in Pine Valley Plantation now features brand new vinyl siding and shutters, giving it fresh curb appeal in this well-established Belchertown community. This thoughtfully remodeled mobile home features a stunning new kitchen with modern cabinets, sleek countertops, and a large panoramic window that fills the space with natural light. A custom-built island adds both style and functionality, offering additional storage and prep space. The open-concept layout creates a bright and spacious atmosphere, complemented by a large, renovated bathroom and an inviting living area. Recent upgrades include a new siding, new furnace, new water heater, upgraded electrical panel, and a new mini-split system for efficient heating and cooling. All appliances are included, including a washer and dryer, making this home truly turnkey. Schedule your showing today!

6. 2026-03-22
   status Back On Market 919-char remark

   Show marketing remark (919 chars)

   With major interior and exterior upgrades this move-in-ready home in Pine Valley Plantation now features brand new vinyl siding and shutters, giving it fresh curb appeal in this well-established Belchertown community. This thoughtfully remodeled mobile home features a stunning new kitchen with modern cabinets, sleek countertops, and a large panoramic window that fills the space with natural light. A custom-built island adds both style and functionality, offering additional storage and prep space. The open-concept layout creates a bright and spacious atmosphere, complemented by a large, renovated bathroom and an inviting living area. Recent upgrades include a new siding, new furnace, new water heater, upgraded electrical panel, and a new mini-split system for efficient heating and cooling. All appliances are included, including a washer and dryer, making this home truly turnkey. Schedule your showing today!

7. 2026-03-21
   price $192,000 919-char remark

   Show marketing remark (919 chars)

   With major interior and exterior upgrades this move-in-ready home in Pine Valley Plantation now features brand new vinyl siding and shutters, giving it fresh curb appeal in this well-established Belchertown community. This thoughtfully remodeled mobile home features a stunning new kitchen with modern cabinets, sleek countertops, and a large panoramic window that fills the space with natural light. A custom-built island adds both style and functionality, offering additional storage and prep space. The open-concept layout creates a bright and spacious atmosphere, complemented by a large, renovated bathroom and an inviting living area. Recent upgrades include a new siding, new furnace, new water heater, upgraded electrical panel, and a new mini-split system for efficient heating and cooling. All appliances are included, including a washer and dryer, making this home truly turnkey. Schedule your showing today!

8. 2026-03-21
   historical 919-char remark

   Show marketing remark (919 chars)

   With major interior and exterior upgrades this move-in-ready home in Pine Valley Plantation now features brand new vinyl siding and shutters, giving it fresh curb appeal in this well-established Belchertown community. This thoughtfully remodeled mobile home features a stunning new kitchen with modern cabinets, sleek countertops, and a large panoramic window that fills the space with natural light. A custom-built island adds both style and functionality, offering additional storage and prep space. The open-concept layout creates a bright and spacious atmosphere, complemented by a large, renovated bathroom and an inviting living area. Recent upgrades include a new siding, new furnace, new water heater, upgraded electrical panel, and a new mini-split system for efficient heating and cooling. All appliances are included, including a washer and dryer, making this home truly turnkey. Schedule your showing today!

9. 2026-02-07
   price $187,000 919-char remark

   Show marketing remark (919 chars)

   With major interior and exterior upgrades this move-in-ready home in Pine Valley Plantation now features brand new vinyl siding and shutters, giving it fresh curb appeal in this well-established Belchertown community. This thoughtfully remodeled mobile home features a stunning new kitchen with modern cabinets, sleek countertops, and a large panoramic window that fills the space with natural light. A custom-built island adds both style and functionality, offering additional storage and prep space. The open-concept layout creates a bright and spacious atmosphere, complemented by a large, renovated bathroom and an inviting living area. Recent upgrades include a new siding, new furnace, new water heater, upgraded electrical panel, and a new mini-split system for efficient heating and cooling. All appliances are included, including a washer and dryer, making this home truly turnkey. Schedule your showing today!

10. 2026-02-01
    listed $194,900 New 919-char remark

    Show marketing remark (919 chars)

    With major interior and exterior upgrades this move-in-ready home in Pine Valley Plantation now features brand new vinyl siding and shutters, giving it fresh curb appeal in this well-established Belchertown community. This thoughtfully remodeled mobile home features a stunning new kitchen with modern cabinets, sleek countertops, and a large panoramic window that fills the space with natural light. A custom-built island adds both style and functionality, offering additional storage and prep space. The open-concept layout creates a bright and spacious atmosphere, complemented by a large, renovated bathroom and an inviting living area. Recent upgrades include a new siding, new furnace, new water heater, upgraded electrical panel, and a new mini-split system for efficient heating and cooling. All appliances are included, including a washer and dryer, making this home truly turnkey. Schedule your showing today!

11. 2025-11-13
    soldstatus $100,000 Sold 959-char remark

    Show marketing remark (959 chars)

    Located at 281 Chauncey Walker Street in Belchertown, Massachusetts, this property offers an opportunity to embrace comfortable living within a well-established community. This 1979 mobile home presents a functional layout ready for your personal touch. This revitalized living area provides a central gathering space, offering a blank canvas to create an environment tailored to your individual style. Imagine relaxing evenings spent in this inviting area, designing the space to reflect your personality. The two bedrooms offer private retreats, each providing a space to unwind and recharge. The property includes one full bathroom, providing essential amenities. With 928 square feet of living area, this mobile home offers a practical and manageable living space. This home offers a chance to establish yourself in a welcoming location. MIni Splits, furnace and Roth oil tank, hot water heater are just a few newer things you don't have deal with.( APO).

12. 2025-11-06
    status Under Agreement 959-char remark

    Show marketing remark (959 chars)

    Located at 281 Chauncey Walker Street in Belchertown, Massachusetts, this property offers an opportunity to embrace comfortable living within a well-established community. This 1979 mobile home presents a functional layout ready for your personal touch. This revitalized living area provides a central gathering space, offering a blank canvas to create an environment tailored to your individual style. Imagine relaxing evenings spent in this inviting area, designing the space to reflect your personality. The two bedrooms offer private retreats, each providing a space to unwind and recharge. The property includes one full bathroom, providing essential amenities. With 928 square feet of living area, this mobile home offers a practical and manageable living space. This home offers a chance to establish yourself in a welcoming location. MIni Splits, furnace and Roth oil tank, hot water heater are just a few newer things you don't have deal with.( APO).

13. 2025-10-23
    historical Contingent 959-char remark

    Show marketing remark (959 chars)

    Located at 281 Chauncey Walker Street in Belchertown, Massachusetts, this property offers an opportunity to embrace comfortable living within a well-established community. This 1979 mobile home presents a functional layout ready for your personal touch. This revitalized living area provides a central gathering space, offering a blank canvas to create an environment tailored to your individual style. Imagine relaxing evenings spent in this inviting area, designing the space to reflect your personality. The two bedrooms offer private retreats, each providing a space to unwind and recharge. The property includes one full bathroom, providing essential amenities. With 928 square feet of living area, this mobile home offers a practical and manageable living space. This home offers a chance to establish yourself in a welcoming location. MIni Splits, furnace and Roth oil tank, hot water heater are just a few newer things you don't have deal with.( APO).

14. 2025-10-06
    listed $135,000 Price Changed 959-char remark

    Show marketing remark (959 chars)

    Located at 281 Chauncey Walker Street in Belchertown, Massachusetts, this property offers an opportunity to embrace comfortable living within a well-established community. This 1979 mobile home presents a functional layout ready for your personal touch. This revitalized living area provides a central gathering space, offering a blank canvas to create an environment tailored to your individual style. Imagine relaxing evenings spent in this inviting area, designing the space to reflect your personality. The two bedrooms offer private retreats, each providing a space to unwind and recharge. The property includes one full bathroom, providing essential amenities. With 928 square feet of living area, this mobile home offers a practical and manageable living space. This home offers a chance to establish yourself in a welcoming location. MIni Splits, furnace and Roth oil tank, hot water heater are just a few newer things you don't have deal with.( APO).

15. 2007-08-27
    soldstatus $52,500
16. 2007-04-20
    listed $54,900

ⓘ 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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,401
• − Mortgage interest: −$9,467
• − Property taxes: −$2,535
• − Insurance: −$845
• − Repairs & maintenance: −$2,032
• − Management: −$2,032
• − Depreciation: −$4,916
• Taxable income: $3,574
• Est. tax owed @ 24.0%: −$858
• After-tax cash flow: $5,194/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 · 12 photos

Good 80/100 Cosmetic rehab

This move-in-ready manufactured home in Belchertown features modern upgrades and a fresh exterior, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value
• Both Painting — Freshens the interior and exterior
• Both Lighting — Improves ambiance and safety

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Painting — Freshens the interior and exterior ↑
• Both Lighting — Improves ambiance and safety ↑

ⓘ 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: Belchertown
• NCES district ID: 2502430
• Math proficiency: 35% ▼ -9.00%
• Reading proficiency: 49% ▲ 2.00%
• Median HH income: $77,349
• Composite: 38.71/100
• National rank: #4136
• State rank: #176 of 302 in MA

Livability — Belchertown

• Score: 77/100
• State rank: #56
• US rank: #2946

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hampshire County · 76,035 people
• City population: 15,419
• Metro: Springfield, MA
• Population (ZIP): 15,419
• Household income: $108,125
• Rent vs Own: 13.1% rent · 86.9% own
• Severe rent burden: 191.0

Population outlook (Hampshire County) Hauer SSP2

• Today (2025): 166,577 people
• By 2030: 168,928 · +1.4%
• By 2040: 171,197 · +2.8%
• By 2050: 175,542 · +5.4%
• By 2075: 199,884 · +20.0%
• By 2100: 211,819 · +27.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 6% Two or more races 5% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Lithuanian 14% Romanian 14% Italian 3%
• Foreign-born: 5% · China, Canada
• Languages at home: 91% English-only · Spanish 4% French/Haitian/Cajun 2% Other Asian/Pacific 1%

Political lean MEDSL · Hampshire

• 2024 margin: Solid D (+41.9) · D 69.5% · R 27.6% · Other 2.9%
• 2008→2024 swing: -3.6pp toward R · 2008: 45.6pp · 2024: 41.9pp
• All cycles: 2024: D+41.9 2020: D+46.8 2016: D+39.5 2012: D+43.8 2008: D+45.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -107.42%
• Current HPI: 274.6244
• 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

+238.8% since first listed

13 events — show timeline

• 2026-05-12 Price Changed $186,000 MLS PIN
• 2026-04-10 Price Changed $189,900 MLS PIN
• 2026-03-22 Relisted — MLS PIN
• 2026-03-21 Listing Removed — MLS PIN
• 2026-03-21 Price Changed $192,000 MLS PIN
• 2026-02-07 Price Changed $187,000 MLS PIN
• 2026-02-01 Listed $194,900 MLS PIN
• 2025-11-13 Sold (MLS) $100,000 MLS PIN
• 2025-11-06 Pending — MLS PIN
• 2025-10-23 Contingent — MLS PIN
• 2025-10-06 Listed $135,000 MLS PIN
• 2007-08-27 Sold (MLS) $52,500 MLS PIN
• 2007-04-20 Listed $54,900 MLS PIN