34 Main · Monson, MA 01057

$309,000

6 bd · 2.0 ba · 2,678 sqft · MultiFamily public records · 55 Days on market

Built 1900 0.25 ac lot $115/sqft · 22% below area Est $394k · 22% under ↓ 6% since listing

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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 +16.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• 1% rule +4.0/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Two-family in the heart of Monson! The first-floor unit features long-term tenants for immediate income, while the vacant second floor is ready for an owner-occupant or market-rate rent. Each unit offers in-unit laundry, and the property sits on a large yard perfect for added tenant appeal. Bonus: walk-up attic with potential for loft-style expansion. A great opportunity with both stability and upside!

Key facts

• In-unit laundry
• Large yard
• Walk-up attic

Tags

• IN-UNIT LAUNDRY
• LARGE YARD
• WALK-UP ATTIC

🏷️ Possibly a rental listed for sale. The $309,000 price doesn't fit this home's estimated sale value (~$394,313) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $309k.

Deal economics

• At list price, monthly cash flow is $172 ($2k/yr) — positive. Per door: $86/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $279k (9.7% below list).
• Recommended offer: $279k (9.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Monson (rural): math 22% / reading 47% proficiency, ranked #224 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 55 days — a 3% lower offer ($300k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $279,000 (9.7% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.90% ✗
• Cap rate: 6.96%
• Cash-on-cash: 2.38%
• DSCR: 1.11
• GRM: 9.2

CMA / ARV

• ARV (median comp): $394,313
• List price: $309,000
• Delta: -21.64%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -12.5%
• Equity multiple: 0.55×
• Total profit: $-39,143
• Equity at exit: $46,073

10-year hold

• IRR: -3.5%
• Equity multiple: 0.77×
• Total profit: $-20,072
• Equity at exit: $26,717

Cash invested: $86,520 (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 01057

• Home prices YoY: -10.9%
• Active inventory: 22
• Price-to-rent: 18.5×

Monthly cashflow live

• Estimated rent: $2,790 medium
• Mortgage (P&I): −$1,620
• Tax from tax record: −$283 /mo · $3,396/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$586
• Net cashflow: $172

Break-even live

Break-even rent $2,572

Max offer price $309,000

Occupancy floor 89%

Sensitivity live

Price	-10% $347	-5% $259	+0% $172	+5% $84	+10% $-3
Rent	-10% $-48	-5% $62	+0% $172	+5% $282	+10% $392
Rate	-1.0pp $328	-0.5pp $251	base $172	+0.5pp $92	+1.0pp $10

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,790
Total (2 units)			$2,790

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: $77,250
• Closing costs: $9,270
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $309,000 Active 55 DOM
2. 2026-06-17
   days on market $309,000 Active 54 DOM
3. 2026-06-16
   days on market $309,000 Active 53 DOM
4. 2026-06-15
   days on market $309,000 Active 52 DOM
5. 2026-06-13
   days on market $309,000 Active 50 DOM
6. 2026-06-13
   days on market $309,000 Active 49 DOM
7. 2026-06-09
   statusdays on market $309,000 Active 46 DOM
8. 2026-06-08
   days on market $309,000 Price Changed 45 DOM
9. 2026-06-07
   pricestatusdays on market $309,000 Price Changed 44 DOM
10. 2026-06-04
    days on market $319,000 Active 41 DOM
11. 2026-06-03
    days on market $319,000 Active 40 DOM
12. 2026-06-02
    days on market $319,000 Active 39 DOM
13. 2026-06-01
    days on market $319,000 Active 38 DOM
14. 2026-05-31
    days on market $319,000 Active 37 DOM
15. 2026-05-09
    status Price Changed 405-char remark

    Show marketing remark (405 chars)

    Two-family in the heart of Monson! The first-floor unit features long-term tenants for immediate income, while the vacant second floor is ready for an owner-occupant or market-rate rent. Each unit offers in-unit laundry, and the property sits on a large yard perfect for added tenant appeal. Bonus: walk-up attic with potential for loft-style expansion. A great opportunity with both stability and upside!

16. 2026-05-09
    price $319,000 405-char remark

    Show marketing remark (405 chars)

    Two-family in the heart of Monson! The first-floor unit features long-term tenants for immediate income, while the vacant second floor is ready for an owner-occupant or market-rate rent. Each unit offers in-unit laundry, and the property sits on a large yard perfect for added tenant appeal. Bonus: walk-up attic with potential for loft-style expansion. A great opportunity with both stability and upside!

17. 2026-05-06
    status Under Agreement 405-char remark

    Show marketing remark (405 chars)

    Two-family in the heart of Monson! The first-floor unit features long-term tenants for immediate income, while the vacant second floor is ready for an owner-occupant or market-rate rent. Each unit offers in-unit laundry, and the property sits on a large yard perfect for added tenant appeal. Bonus: walk-up attic with potential for loft-style expansion. A great opportunity with both stability and upside!

18. 2026-04-28
    historical Contingent 405-char remark

    Show marketing remark (405 chars)

    Two-family in the heart of Monson! The first-floor unit features long-term tenants for immediate income, while the vacant second floor is ready for an owner-occupant or market-rate rent. Each unit offers in-unit laundry, and the property sits on a large yard perfect for added tenant appeal. Bonus: walk-up attic with potential for loft-style expansion. A great opportunity with both stability and upside!

19. 2026-04-22
    listed $339,000 New 405-char remark

    Show marketing remark (405 chars)

    Two-family in the heart of Monson! The first-floor unit features long-term tenants for immediate income, while the vacant second floor is ready for an owner-occupant or market-rate rent. Each unit offers in-unit laundry, and the property sits on a large yard perfect for added tenant appeal. Bonus: walk-up attic with potential for loft-style expansion. A great opportunity with both stability and upside!

ⓘ 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: $3,396 · $283/mo
• Projected year-2 tax: $3,598 · $300/mo
• Expected delta: +$202/yr (+$17/mo · 6.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,480
• − Mortgage interest: −$17,309
• − Property taxes: −$3,396
• − Insurance: −$1,545
• − Repairs & maintenance: −$2,678
• − Management: −$2,678
• − Depreciation: −$8,989
• Taxable loss: −$3,116
• Est. tax savings @ 24.0%: +$748
• After-tax cash flow: $2,811/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: Monson
• NCES district ID: 2508040
• Math proficiency: 22% ▼ -24.00%
• Reading proficiency: 47% ▼ -6.00%
• Median HH income: $69,641
• Composite: 31.71/100
• National rank: #5915
• State rank: #224 of 302 in MA

Livability — Monson

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

Census & demographics

• Census place: Monson Center, MA
• Population (ZIP): 8,200

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 (92%)
• Race & ethnicity: White 92% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Lithuanian 13% Romanian 13% Slovak 2%
• Foreign-born: 3% · Canada, Vietnam, China
• Languages at home: 96% English-only · Spanish 1% French/Haitian/Cajun 1% Arabic 1%

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: ▼ -39.29%
• Current HPI: 319.7858
• 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

-5.9% since first listed

5 events — show timeline

• 2026-05-09 Relisted — MLS PIN
• 2026-05-09 Price Changed $319,000 MLS PIN
• 2026-05-06 Pending — MLS PIN
• 2026-04-28 Contingent — MLS PIN
• 2026-04-22 Listed $339,000 MLS PIN

Property tax history

+2.3%/yr

Latest (2023): $3,396 · +3.6% YoY. Source: county tax records.