7-9 Glendell Ter · Springfield, MA 01108

$395,000

6 bd · 2.0 ba · 2,496 sqft · MultiFamily public records · 126 Days on market

Built 1922 6,307 sqft lot $158/sqft · at area comps Est $379k · at est.

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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).

• Cash flow +18.4/30.0
• DSCR +5.8/10.0
• ARV discount +5.6/15.0
• 1% rule +4.4/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• 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

A move-in-ready property offering space, updates, and low maintenance. The first floor offers four spacious bedrooms, a bright open-concept kitchen, and a brand-new full bathroom, perfect for comfortable everyday living. Hardwood floors have been refinished throughout, adding warmth and character to every room. The second floor offers three bedrooms and was renovated just a few years ago, while major exterior updates include a roof and vinyl siding approximately 5 years old, keeping future maintenance low. Whether you’re looking for an owner-occupied opportunity or a solid investment, this property checks all the boxes with space, updates, and durability. With today’s rental prices, ownership here could be a smart alternative to renting. Easy to show

Key facts

• Open concept kitchen
• Vinyl siding
• Move in ready

Tags

• MOVE IN READY
• OPEN CONCEPT KITCHEN
• BRAND NEW FULL BATHROOM
• HARDWOOD FLOORS
• MAJOR EXTERIOR UPDATES
• VINYL SIDING

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1-bath units multifamily listed at $395k.

Deal economics

• At list price, monthly cash flow is $370 ($4k/yr) — positive. Per door: $185/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 $370k (6.2% below list).
• Recommended offer: $348k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 5.1% in Springfield — 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 73/100 on livability (#97 in MA) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+, amenities A; Watch: schools D, crime F, employment D-.
• Springfield (urban): math 13% / reading 25% proficiency, ranked #296 of 302 in MA (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 81% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 43 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 453 units permitted in Hampden County in 2024 (116 in 5+ unit buildings).
• At $3,704/mo this rent would consume 88% of the median local household income ($51k/yr) (locally 2272% 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 $12k 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 126 days — a 12% lower offer ($348k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y 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 $330k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1922 — 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 $347,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 12% 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 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.94% ✗
• Cap rate: 7.42%
• Cash-on-cash: 4.02%
• DSCR: 1.18
• GRM: 8.9

CMA / ARV

• ARV (median comp): $379,084
• List price: $395,000
• Delta: 4.20%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
63-65 Euclid Ave	0.19mi	6/3.0	2,560 (+3%)	1mo	$555,000	$217	82
371-373 Oakland St	0.30mi	6/2.0	2,496 (0%)	4mo	$320,000	$128	82
65-67 Shamrock St	0.15mi	6/2.0	2,572 (+3%)	7mo	$391,000	$152	82
320 Oakland St	0.20mi	6/2.0	2,412 (-3%)	4mo	$350,000	$145	82
78-80 Shamrock St	0.12mi	6/2.0	2,648 (+6%)	5mo	$355,000	$134	80
39-41 Malden St	0.35mi	6/2.0	2,444 (-2%)	4mo	$286,000	$117	77
195-197 Orange St	0.18mi	7/3.0 (+1)	2,419 (-3%)	2mo	$420,000	$174	76
125 Oakland St	0.22mi	5/2.0 (-1)	2,300 (-8%)	4mo	$410,000	$178	69
49-51 Mansfield St	0.66mi	6/2.0	2,440 (-2%)	2mo	$415,000	$170	64
3-5 Noel St	0.22mi	5/3.0 (-1)	2,246 (-10%)	5mo	$370,000	$165	60
25 Malden St	0.37mi	6/2.0	2,791 (+12%)	4mo	$405,000	$145	60
274 Pine St	0.59mi	5/3.0 (-1)	2,628 (+5%)	4mo	$295,000	$112	51

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: -10.0%
• Equity multiple: 0.63×
• Total profit: $-40,483
• Equity at exit: $58,896

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-5,101
• Equity at exit: $34,152

Cash invested: $110,600 (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 01108

• Home prices YoY: -23.0%
• Active inventory: 43
• Price-to-rent: 17.8×

Monthly cashflow live

• Estimated rent: $3,704 high
• Mortgage (P&I): −$2,071
• Tax from tax record: −$320 /mo · $3,840/yr
• Insurance: −$165
• HOA: −$0
• Vacancy / Maint / Mgmt: −$778
• Net cashflow: $370

Break-even live

Break-even rent $3,235

Max offer price $395,000

Occupancy floor 85%

Sensitivity live

Price	-10% $594	-5% $482	+0% $370	+5% $258	+10% $147
Rent	-10% $78	-5% $224	+0% $370	+5% $516	+10% $663
Rate	-1.0pp $569	-0.5pp $471	base $370	+0.5pp $268	+1.0pp $164

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,704
Total (2 units)			$3,704

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: $98,750
• Closing costs: $11,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Wigwam Pl Springfield, MA	5.0	2.0	2000	$2,800	$1.40	45d	1	0.14mi
296 Hancock St Springfield, MA	6.0	2.0	2000	$2,900	$1.45	45d	1	0.70mi

Listing history 27 events

1. 2026-06-10
   days on market $395,000 Active 126 DOM
2. 2026-06-09
   days on market $395,000 Active 125 DOM
3. 2026-06-08
   days on market $395,000 Active 124 DOM
4. 2026-06-07
   statusdays on market $395,000 Active 123 DOM
5. 2026-06-05
   days on market $395,000 Price Changed 120 DOM
6. 2026-06-03
   pricestatusdays on market $395,000 Price Changed 119 DOM
7. 2026-06-02
   days on market $400,000 Active 118 DOM
8. 2026-06-01
   days on market $400,000 Active 117 DOM
9. 2026-05-31
   days on market $400,000 Active 116 DOM
10. 2026-05-30
    days on market $400,000 Active 115 DOM
11. 2026-02-04
    listed $400,000 New 773-char remark

    Show marketing remark (773 chars)

    A move-in-ready property offering space, updates, and low maintenance. The first floor offers four spacious bedrooms, a bright open-concept kitchen, and a brand-new full bathroom, perfect for comfortable everyday living. Hardwood floors have been refinished throughout, adding warmth and character to every room. The second floor offers three bedrooms and was renovated just a few years ago, while major exterior updates include a roof and vinyl siding approximately 5 years old, keeping future maintenance low. Whether you’re looking for an owner-occupied opportunity or a solid investment, this property checks all the boxes with space, updates, and durability. With today’s rental prices, ownership here could be a smart alternative to renting. Easy to show

12. 2025-11-25
    soldstatus $330,000 Sold 557-char remark

    Show marketing remark (557 chars)

    Investors take notice! Back on market, buyer lost financing. Fully rented 2 family with 3 bedrooms in each unit. Located in beautifully maintained terrace in the Forest Park Historical District. Second floor has been updated and is currently rented with long time tenants to stay, first floor will be vacant and could use updates. Wide open third floor walk up attic, perfect for storage. Updates include recent roof and vynyl siding 5 years APO, both water heaters, and first floor gas furnace. Being sold as is with current 2nd floor tenants to stay.

13. 2025-11-14
    status Under Agreement 557-char remark

    Show marketing remark (557 chars)

    Investors take notice! Back on market, buyer lost financing. Fully rented 2 family with 3 bedrooms in each unit. Located in beautifully maintained terrace in the Forest Park Historical District. Second floor has been updated and is currently rented with long time tenants to stay, first floor will be vacant and could use updates. Wide open third floor walk up attic, perfect for storage. Updates include recent roof and vynyl siding 5 years APO, both water heaters, and first floor gas furnace. Being sold as is with current 2nd floor tenants to stay.

14. 2025-10-31
    historical Contingent 557-char remark

    Show marketing remark (557 chars)

    Investors take notice! Back on market, buyer lost financing. Fully rented 2 family with 3 bedrooms in each unit. Located in beautifully maintained terrace in the Forest Park Historical District. Second floor has been updated and is currently rented with long time tenants to stay, first floor will be vacant and could use updates. Wide open third floor walk up attic, perfect for storage. Updates include recent roof and vynyl siding 5 years APO, both water heaters, and first floor gas furnace. Being sold as is with current 2nd floor tenants to stay.

15. 2025-08-28
    status Back On Market 557-char remark

    Show marketing remark (557 chars)

    Investors take notice! Back on market, buyer lost financing. Fully rented 2 family with 3 bedrooms in each unit. Located in beautifully maintained terrace in the Forest Park Historical District. Second floor has been updated and is currently rented with long time tenants to stay, first floor will be vacant and could use updates. Wide open third floor walk up attic, perfect for storage. Updates include recent roof and vynyl siding 5 years APO, both water heaters, and first floor gas furnace. Being sold as is with current 2nd floor tenants to stay.

16. 2025-06-17
    status Under Agreement 557-char remark

    Show marketing remark (557 chars)

    Investors take notice! Back on market, buyer lost financing. Fully rented 2 family with 3 bedrooms in each unit. Located in beautifully maintained terrace in the Forest Park Historical District. Second floor has been updated and is currently rented with long time tenants to stay, first floor will be vacant and could use updates. Wide open third floor walk up attic, perfect for storage. Updates include recent roof and vynyl siding 5 years APO, both water heaters, and first floor gas furnace. Being sold as is with current 2nd floor tenants to stay.

17. 2025-05-02
    listed $349,000 New 557-char remark

    Show marketing remark (557 chars)

    Investors take notice! Back on market, buyer lost financing. Fully rented 2 family with 3 bedrooms in each unit. Located in beautifully maintained terrace in the Forest Park Historical District. Second floor has been updated and is currently rented with long time tenants to stay, first floor will be vacant and could use updates. Wide open third floor walk up attic, perfect for storage. Updates include recent roof and vynyl siding 5 years APO, both water heaters, and first floor gas furnace. Being sold as is with current 2nd floor tenants to stay.

18. 2008-06-05
    soldstatus $107,000
19. 2008-06-05
    soldstatus $107,000
20. 2008-03-26
    listed $109,000
21. 2006-01-13
    soldstatus $155,000
22. 2006-01-13
    soldstatus $155,000
23. 2005-11-15
    listed $149,900
24. 2004-09-28
    soldstatus $128,900
25. 2004-09-27
    soldstatus $128,900
26. 2004-07-07
    listed $128,900
27. 1985-08-20
    soldstatus $77,900

ⓘ 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: $3,840 · $320/mo
• Projected year-2 tax: $4,349 · $362/mo
• Expected delta: +$509/yr (+$42/mo · 13.3%)

ⓘ 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 ≥98°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: $44,448
• − Mortgage interest: −$22,126
• − Property taxes: −$3,840
• − Insurance: −$1,975
• − Repairs & maintenance: −$3,556
• − Management: −$3,556
• − Depreciation: −$11,491
• Taxable loss: −$2,096
• Est. tax savings @ 24.0%: +$503
• After-tax cash flow: $4,945/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: Springfield
• NCES district ID: 2511130
• Math proficiency: 13% ▼ -12.00%
• Reading proficiency: 25% ▼ -5.00%
• Median HH income: $34,938
• Composite: 15.6/100
• National rank: #9293
• State rank: #296 of 302 in MA

Livability — Springfield

• Score: 73/100
• State rank: #97
• US rank: #5195

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Springfield, MA
• County: Hampden County · 230,965 people
• City population: 61,006
• Metro: Springfield, MA
• Population (ZIP): 27,405
• Household income: $50,661
• Rent vs Own: 54.9% rent · 45.1% own
• Severe rent burden: 2272.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: Hispanic / Latino 41% White 31% Two or more races 20% Black 19% Asian 7%
• Hispanic origin (detail): Puerto Rican 30% Dominican 7%
• Common ancestry: Lithuanian 3% Romanian 1% Hispanic 1%
• Foreign-born: 16% · Canada, Vietnam, India
• Languages at home: 60% English-only · Spanish 26% Vietnamese 4% Other Indo-European 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: ▼ -96.40%
• Current HPI: 322.6677
• 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

+413.5% since first listed

17 events — show timeline

• 2026-02-04 Listed $400,000 MLS PIN
• 2025-11-25 Sold (MLS) $330,000 MLS PIN
• 2025-11-14 Pending — MLS PIN
• 2025-10-31 Contingent — MLS PIN
• 2025-08-28 Relisted — MLS PIN
• 2025-06-17 Pending — MLS PIN
• 2025-05-02 Listed $349,000 MLS PIN
• 2008-06-05 Sold (Public Records) $107,000 Public Records
• 2008-06-05 Sold (MLS) $107,000 MLS PIN
• 2008-03-26 Listed $109,000 MLS PIN
• 2006-01-13 Sold (Public Records) $155,000 Public Records
• 2006-01-13 Sold (MLS) $155,000 MLS PIN
• 2005-11-15 Listed $149,900 MLS PIN
• 2004-09-28 Sold (Public Records) $128,900 Public Records
• 2004-09-27 Sold (MLS) $128,900 MLS PIN
• 2004-07-07 Listed $128,900 MLS PIN
• 1985-08-20 Sold (Public Records) $77,900 Public Records

Property tax history

+6.0%/yr

Latest (2023): $3,840 · +8.0% YoY. Source: county tax records.