514 Dewey St · West Springfield Town, MA 01089

$249,000

3 bd · 1.0 ba · 1,193 sqft · SingleFamily public records · 59 Days on market

Built 1952 0.46 ac lot $209/sqft · 33% below area Est $370k · 33% under ↓ 6% since listing

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +9.5/30.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

An exceptional opportunity awaits at 514 Dewey St, West Springfield, MA, United States. This single-family residence, built in 1952, presents a compelling prospect, positioning itself as a great investment property and an inviting canvas for handy homeowners eager to infuse their personal vision. Imagine evenings spent in the comfortable living room, where the inviting glow and warmth of the fireplace create a serene atmosphere, perfect for quiet reflection or engaging conversation. The kitchen, a space designed for culinary exploration, features stylish shaker cabinets, offering both aesthetic appeal and practical storage for all your kitchen essentials. Within the single full bathroom, convenience is paramount with a refreshing walk-in shower, a thoughtful inclusion for ease and comfort. Beyond these well-appointed spaces, this property offers three versatile bedrooms. SALE IS SUBJECT TO THIRD PARTY APPROVALPROPERTY IS CURRENTLY OCCUPIED, DO NOT DISTURB..., DRIVE BY ONLY!!!!

Key facts

• 0.46 acre lot
• 3 garage spots
• Built 1952

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $-171 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (12.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (20.6% below list).
• Recommended offer: $198k (20.6% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.5% in West Springfield Town — 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 59/100 on livability (#226 in MA) — a working-class tenant base; expect higher turnover. Strengths: housing A; Watch: employment C-, cost of living C-, crime F.
• West Springfield (suburban): math 30% / reading 43% proficiency, ranked #225 of 302 in MA (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 22 active listings in the ZIP; 453 units permitted in Hampden County in 2024 (116 in 5+ unit buildings).
• This rent runs 34% of the median local income ($69k/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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago; this cycle's ask is 11% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $200k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $197,761 (20.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 5.47%
• Cash-on-cash: -2.95%
• DSCR: 0.87
• GRM: 10.5

CMA / ARV

• ARV (median comp): $369,750
• List price: $249,000
• Delta: -32.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
34 Pebble Path Ln	0.14mi	3/1.5	1,104 (-8%)	2mo	$412,000	$373	77
524 Dewey St	0.02mi	3/1.0	1,268 (+6%)	14mo	$339,000	$267	76
31 Stone Path Ln	0.24mi	3/1.0	1,120 (-6%)	4mo	$330,000	$295	75
683 Rogers Ave	0.38mi	3/2.0	1,272 (+7%)	10mo	$375,000	$295	59
391 Rogers Ave	0.64mi	2/1.0 (-1)	1,224 (+3%)	9mo	$347,500	$284	53
93 Old Barn Rd	0.43mi	3/1.5	1,292 (+8%)	18mo	$365,000	$283	49
177 Edgewood Rd	0.59mi	3/2.0	1,320 (+11%)	4mo	$425,000	$322	47
136 Butternut Hollow Rd	0.57mi	3/1.5	1,304 (+9%)	11mo	$370,000	$284	47
35 Butternut Hollow Rd	0.72mi	3/1.5	1,276 (+7%)	21mo	$345,000	$270	36

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: -21.2%
• Equity multiple: 0.27×
• Total profit: $-51,227
• Equity at exit: $37,127

10-year hold

• IRR: -14.7%
• Equity multiple: 0.16×
• Total profit: $-58,510
• Equity at exit: $21,529

Cash invested: $69,720 (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 01089

• Active inventory: 22
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,978 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$324 /mo · $3,890/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $-171

Break-even live

Break-even rent $2,195

Max offer price $218,724

Occupancy floor —

Sensitivity live

Price	-10% $-30	-5% $-101	+0% $-171	+5% $-242	+10% $-312
Rent	-10% $-328	-5% $-250	+0% $-171	+5% $-93	+10% $-15
Rate	-1.0pp $-46	-0.5pp $-108	base $-171	+0.5pp $-236	+1.0pp $-302

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $249,000 Active 59 DOM
2. 2026-06-17
   days on market $249,000 Active 58 DOM
3. 2026-06-16
   days on market $249,000 Active 57 DOM
4. 2026-06-15
   days on market $249,000 Active 56 DOM
5. 2026-06-14
   days on market $249,000 Active 54 DOM
6. 2026-06-13
   days on market $249,000 Active 53 DOM
7. 2026-06-10
   days on market $249,000 Active 51 DOM
8. 2026-06-09
   days on market $249,000 Active 50 DOM
9. 2026-06-08
   days on market $249,000 Active 49 DOM
10. 2026-06-07
    days on market $249,000 Active 48 DOM
11. 2026-06-03
    days on market $249,000 Active 44 DOM
12. 2026-06-02
    days on market $249,000 Active 43 DOM
13. 2026-06-01
    days on market $249,000 Active 42 DOM
14. 2026-05-31
    days on market $249,000 Active 41 DOM
15. 2026-05-30
    days on market $249,000 Active 40 DOM
16. 2026-04-20
    listed $225,000 New 991-char remark

    Show marketing remark (991 chars)

    An exceptional opportunity awaits at 514 Dewey St, West Springfield, MA, United States. This single-family residence, built in 1952, presents a compelling prospect, positioning itself as a great investment property and an inviting canvas for handy homeowners eager to infuse their personal vision. Imagine evenings spent in the comfortable living room, where the inviting glow and warmth of the fireplace create a serene atmosphere, perfect for quiet reflection or engaging conversation. The kitchen, a space designed for culinary exploration, features stylish shaker cabinets, offering both aesthetic appeal and practical storage for all your kitchen essentials. Within the single full bathroom, convenience is paramount with a refreshing walk-in shower, a thoughtful inclusion for ease and comfort. Beyond these well-appointed spaces, this property offers three versatile bedrooms. SALE IS SUBJECT TO THIRD PARTY APPROVALPROPERTY IS CURRENTLY OCCUPIED, DO NOT DISTURB..., DRIVE BY ONLY!!!!

17. 2017-04-07
    soldstatus $200,000 520-char remark

    Show marketing remark (520 chars)

    Classic vinyl sided Cape Cod home conveniently located featuring a beautiful yard, a tremendously over sized 2 car attached garage & many wonderful updates. (list available in office). Some of these updates include a new Lennox high efficiency furnace (2015), finished basement w/full bath & laundry room (2006), installed soffit vents & ventilation pipes in attic (2011) & many more. Refrigerator, stove, washer, dryer, freezer are all included for the buyer's enjoyment . Make your appointment today!

18. 2017-01-31
    listed $199,900 520-char remark

    Show marketing remark (520 chars)

    Classic vinyl sided Cape Cod home conveniently located featuring a beautiful yard, a tremendously over sized 2 car attached garage & many wonderful updates. (list available in office). Some of these updates include a new Lennox high efficiency furnace (2015), finished basement w/full bath & laundry room (2006), installed soffit vents & ventilation pipes in attic (2011) & many more. Refrigerator, stove, washer, dryer, freezer are all included for the buyer's enjoyment . Make your appointment today!

19. 2005-08-31
    soldstatus $238,500
20. 2005-08-30
    soldstatus $238,500
21. 2005-04-15
    listed $238,500

ⓘ 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: $3,890 · $324/mo
• Projected year-2 tax: $3,890 · $324/mo
• Expected delta: $0/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,731
• − Mortgage interest: −$13,948
• − Property taxes: −$3,890
• − Insurance: −$1,245
• − Repairs & maintenance: −$1,899
• − Management: −$1,899
• − Depreciation: −$7,244
• Taxable loss: −$6,392
• Est. tax savings @ 24.0%: +$1,534
• After-tax cash flow: $-523/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: West Springfield
• NCES district ID: 2512510
• Math proficiency: 30% ▼ -17.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $51,558
• Composite: 31.69/100
• National rank: #5921
• State rank: #225 of 302 in MA

Livability — West Springfield Town

• Score: 59/100
• State rank: #226
• US rank: #20022

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Springfield Town, MA
• County: Hampden County · 230,965 people
• City population: 28,635
• Metro: Springfield, MA
• Population (ZIP): 28,772
• Household income: $69,371
• Rent vs Own: 41.5% rent · 58.5% own
• Severe rent burden: 1379.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 13% Two or more races 7% Asian 6% Black 4%
• Hispanic origin (detail): Puerto Rican 9%
• Common ancestry: Lithuanian 9% Romanian 6% Arab 3%
• Foreign-born: 18% · Canada, India, China
• Languages at home: 73% English-only · Spanish 9% Other Indo-European 7% Russian/Polish/Slavic 4%

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: ▼ -336.37%
• Current HPI: 282.9476
• 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

-5.7% since first listed

6 events — show timeline

• 2026-04-20 Listed $225,000 MLS PIN
• 2017-04-07 Sold (MLS) $200,000 MLS PIN
• 2017-01-31 Listed $199,900 MLS PIN
• 2005-08-31 Sold (Public Records) $238,500 Public Records
• 2005-08-30 Sold (MLS) $238,500 MLS PIN
• 2005-04-15 Listed $238,500 MLS PIN

Property tax history

+2.1%/yr

Latest (2023): $3,890 · +9.5% YoY. Source: county tax records.