390 State St · Amherst Town, MA 01002

$485,000

4 bd · 2.0 ba · 1,072 sqft · SingleFamily public records · 38 Days on market

Built 1970 0.75 ac lot Est $419k · 16% over

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Why this score? — see what drove the F 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 +7.4/30.0
• Schools +6.1/10.0
• Rent growth +4.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.6/10.0
• ARV discount +0.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful raised ranch in a peaceful country setting on 3/4 acre surronded by Conservation Land. Living space includes 4 bedrooms, 2 baths and office space or media room. French doors off dining area lead to family room with skylight and sliders to wrap around deck. Gleaming hardwood and parquet floors. Over-sized garage with large workshop. Walk to Puffer's Pond and area biking/hiking trails.

Key facts

• Office space
• Separate dining room
• Large living room

Tags

• TURNKEY RENTAL PROPERTY
• FLEXIBLE LIVING SPACE
• LARGE LIVING ROOM
• EAT-IN KITCHEN
• SEPARATE DINING ROOM
• OFFICE SPACE

Property features AI

Finance

• Other: Property not part of a senior community
• HOA & community: Community features nearby: public transportation, shopping, pool, tennis courts, parks, walk/jog trails, stables, golf, medical facility, laundromat, bike path, conservation area, highway access, house of worship, marina, private and public schools, university

Exterior

• Parking: Detached garage with 2 garage spaces and workshop area; Garage faces side; 2 covered spaces; Off-street paved parking; Approximately 10 open parking spaces (12 total parking spaces)
• Utilities: Public water; Private sewer; Electric service with circuit breakers
• Home design: Single family residence; Green exterior color; Approximately 2,248 above-grade finished area
• Construction: Frame construction; Shingle roof; Concrete perimeter foundation; Year built approximate (from public records)
• Exterior features: Deck; Garden; Lot is cleared and sloped; Paved public road frontage with public maintenance

Interior

• Kitchen: Second-floor kitchen with tile flooring and overhead lighting; Range; Refrigerator; Electric water heater
• Bedrooms: Primary bedroom on second floor with closet and hardwood flooring; Second bedroom on second floor with closet and hardwood flooring; Third bedroom on first floor with closet and vinyl flooring; Fourth bedroom on first floor with closet and vinyl flooring
• Flooring: Hardwood flooring in some bedrooms; Vinyl flooring in bedrooms, office, laundry, and first-floor bath; Stone/ceramic tile flooring in living room and kitchen; Wall-to-wall carpet in living room
• Bathrooms: Two full bathrooms; Second-floor full bath with tub and shower, laminate flooring, pendant lighting; First-floor 3/4 bath with shower stall and vinyl flooring
• Heating & cooling: Electric baseboard heating; Window air conditioning units
• Interior features: Home office; Bonus room; Broadband internet available; Full finished basement with interior entry; 7 total rooms
• Laundry & utility: First-floor laundry area with vinyl flooring and electric dryer hookup; Electric range hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $485k.

Deal economics

• At list price, monthly cash flow is $-617 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $376k (22.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $332k (31.5% below list).
• Recommended offer: $332k (31.5% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 3.4% in Amherst 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: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Amherst-Pelham (suburban): math 67% / reading 76% proficiency, ranked #39 of 302 in MA (top 13%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Wildwood Elementary (math 37% / reading 62%, grade D, #330 of 938 statewide, top 38%, 326 students, 0% FRL); Amherst Regional Middle School (math 52% / reading 67%, grade B, #42 of 305 statewide, top 15%, 372 students, 0% FRL); Amherst Regional High (math 77% / reading 87%, grade A, #33 of 343 statewide, top 11%, 858 students, 0% FRL) — zoned schools average 0% FRL vs 22% district-wide (22 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+9.3%/yr); 53 active listings in the ZIP; 349 units permitted in Hampshire County in 2024 (185 in 5+ unit buildings).
• At $3,321/mo this rent would consume 56% of the median local household income ($71k/yr) (locally 2123% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $15k 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.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($470k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 27y 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 $272k; list at $485k implies a 78% gain — meaningful room to come down on a strong offer.

Recommended offer $332,069 (31.5% 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 38 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — 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. 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?
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 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: 0.68% ✗
• Cap rate: 4.77%
• Cash-on-cash: -5.46%
• DSCR: 0.76
• GRM: 12.2

CMA / ARV

• ARV (on-the-fly): $419,152
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 Leverett Rd	0.33mi	4/2.0	1,165 (+9%)	8mo	$455,000	$391	64

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -20.4%
• Equity multiple: 0.26×
• Total profit: $-100,386
• Equity at exit: $72,315

10-year hold

• IRR: -5.5%
• Equity multiple: 0.57×
• Total profit: $-58,254
• Equity at exit: $41,934

Cash invested: $135,800 (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 01002

• Rents YoY: 9.3%
• Active inventory: 53
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $3,321 medium
• Mortgage (P&I): −$2,543
• Tax from tax record: −$495 /mo · $5,944/yr
• Insurance: −$202
• HOA: −$0
• Vacancy / Maint / Mgmt: −$697
• Net cashflow: $-617

Break-even live

Break-even rent $4,102

Max offer price $375,922

Occupancy floor —

Sensitivity live

Price	-10% $-343	-5% $-480	+0% $-617	+5% $-755	+10% $-892
Rent	-10% $-880	-5% $-749	+0% $-617	+5% $-486	+10% $-355
Rate	-1.0pp $-373	-0.5pp $-494	base $-617	+0.5pp $-743	+1.0pp $-871

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: $121,250
• Closing costs: $14,550
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $485,000 Active 38 DOM
2. 2026-06-18
   days on market $485,000 Active 35 DOM
3. 2026-06-17
   days on market $485,000 Active 34 DOM
4. 2026-06-16
   days on market $485,000 Active 33 DOM
5. 2026-06-15
   days on market $485,000 Active 32 DOM
6. 2026-06-14
   days on market $485,000 Active 30 DOM
7. 2026-06-13
   days on market $485,000 Active 29 DOM
8. 2026-06-10
   days on market $485,000 Active 27 DOM
9. 2026-06-09
   days on market $485,000 Active 26 DOM
10. 2026-06-08
    days on market $485,000 Active 25 DOM
11. 2026-06-07
    days on market $485,000 Active 24 DOM
12. 2026-06-05
    days on market $485,000 Active 21 DOM
13. 2026-06-03
    days on market $485,000 Active 20 DOM
14. 2026-06-02
    days on market $485,000 Active 19 DOM
15. 2026-06-01
    days on market $485,000 Active 18 DOM
16. 2026-05-31
    days on market $485,000 Active 17 DOM
17. 2026-05-30
    days on market $485,000 Active 16 DOM
18. 2026-05-14
    listed $485,000 New
19. 2006-12-07
    soldstatus $272,500 401-char remark

    Show marketing remark (401 chars)

    Beautiful raised ranch in a peaceful country setting on 3/4 acre surronded by Conservation Land. Living space includes 4 bedrooms, 2 baths and office space or media room. French doors off dining area lead to family room with skylight and sliders to wrap around deck. Gleaming hardwood and parquet floors. Over-sized garage with large workshop. Walk to Puffer's Pond and area biking/hiking trails.

20. 2006-12-07
    soldstatus $277,500

    Show marketing remark (401 chars)

    Beautiful raised ranch in a peaceful country setting on 3/4 acre surronded by Conservation Land. Living space includes 4 bedrooms, 2 baths and office space or media room. French doors off dining area lead to family room with skylight and sliders to wrap around deck. Gleaming hardwood and parquet floors. Over-sized garage with large workshop. Walk to Puffer's Pond and area biking/hiking trails.

21. 2006-07-31
    listed $289,900 401-char remark

    Show marketing remark (401 chars)

    Beautiful raised ranch in a peaceful country setting on 3/4 acre surronded by Conservation Land. Living space includes 4 bedrooms, 2 baths and office space or media room. French doors off dining area lead to family room with skylight and sliders to wrap around deck. Gleaming hardwood and parquet floors. Over-sized garage with large workshop. Walk to Puffer's Pond and area biking/hiking trails.

22. 1999-06-29
    soldstatus $155,500
23. 1999-06-25
    soldstatus $155,500 228-char remark

    Show marketing remark (228 chars)

    DOLLARS & SENSE 4 BEDRM., 2 BATH HOME, LOCATED NEAR PUFFERS POND, IN MINT CONDITION. AFFORDABLE PRICE! SPACE INSIDE/ 4 SEASON PORCH. SPACE OUTSIDE/2 CAR GARAGE W/HTD WRSHP. UPGRADE: SKYLIGHTS, HDWD FLRS.,3/4 ACRE LANDSCAPED.

24. 1999-03-08
    listed $159,900 228-char remark

    Show marketing remark (228 chars)

    DOLLARS & SENSE 4 BEDRM., 2 BATH HOME, LOCATED NEAR PUFFERS POND, IN MINT CONDITION. AFFORDABLE PRICE! SPACE INSIDE/ 4 SEASON PORCH. SPACE OUTSIDE/2 CAR GARAGE W/HTD WRSHP. UPGRADE: SKYLIGHTS, HDWD FLRS.,3/4 ACRE LANDSCAPED.

ⓘ 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: $5,944 · $495/mo
• Projected year-2 tax: $5,955 · $496/mo
• Expected delta: +$11/yr (+$1/mo · 0.2%)

ⓘ 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 3/10 Moderate 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $39,848
• − Mortgage interest: −$27,168
• − Property taxes: −$5,944
• − Insurance: −$2,425
• − Repairs & maintenance: −$3,188
• − Management: −$3,188
• − Depreciation: −$14,109
• Taxable loss: −$16,173
• Est. tax savings @ 24.0%: +$3,882
• After-tax cash flow: $-3,528/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: Amherst-Pelham
• NCES district ID: 2501920
• Math proficiency: 67% ▲ 13.00%
• Reading proficiency: 76% ▲ 15.00%
• Median HH income: $49,647
• Composite: 60.55/100
• National rank: #836
• State rank: #39 of 302 in MA

Livability — Amherst Town

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

Census & demographics

• Census place: Amherst Town, MA
• County: Hampshire County · 76,035 people
• City population: 12,458
• Metro: Springfield, MA
• Population (ZIP): 26,370
• Household income: $70,818
• Rent vs Own: 53.1% rent · 46.9% own
• Severe rent burden: 2123.0

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 (71%)
• Race & ethnicity: White 71% Two or more races 11% Hispanic / Latino 9% Asian 8% Black 4%
• Hispanic origin (detail): Puerto Rican 3% Dominican 1%
• Common ancestry: Romanian 5% Lithuanian 3% Italian 2%
• Foreign-born: 15% · Canada, China, South Korea
• Languages at home: 80% English-only · Spanish 6% Other Indo-European 4% Chinese 3%

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: ▼ -193.66%
• Current HPI: 294.492
• Rent YoY: ▲ 9.32%
• 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

+203.3% since first listed

7 events — show timeline

• 2026-05-14 Listed $485,000 MLS PIN
• 2006-12-07 Sold (Public Records) $277,500 Public Records
• 2006-12-07 Sold (MLS) $272,500 MLS PIN
• 2006-07-31 Listed $289,900 MLS PIN
• 1999-06-29 Sold (Public Records) $155,500 Public Records
• 1999-06-25 Sold (MLS) $155,500 MLS PIN
• 1999-03-08 Listed $159,900 MLS PIN

Property tax history

+2.6%/yr

Latest (2023): $5,944 · +2.9% YoY. Source: county tax records.