16 Mobile Home Way · Springfield, MA 01119

$125,000

2 bd · 1.0 ba · 1,620 sqft · Manufactured · 59 Days on market

Built 1990 Good condition $77/sqft · 13% below area Est $144k · 13% under $345/mo HOA · 14% of rent

---

Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +13.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 16 Mobile Home Way! This beautifully maintained Stafford manufactured home, built in 1990, offers a perfect blend of comfort and modern updates. Step inside to find updated flooring and windows throughout and a freshly painted interior that gives the home a clean, move-in-ready feel. The kitchen features brand new stainless steel appliances, ideal for both everyday living and entertaining. Enjoy a spacious layout filled with natural sunlight, complemented by high ceilings that create an open and airy atmosphere.

Key facts

• Updated flooring
• High ceilings
• Spacious layout

Tags

• UPDATED FLOORING
• FRESHLY PAINTED INTERIOR
• STAINLESS STEEL APPLIANCES
• SPACIOUS LAYOUT
• HIGH CEILINGS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $125k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $687 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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: 16 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $864 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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. 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: 1.92% ✓
• Cap rate: 12.89%
• Cash-on-cash: 23.55%
• DSCR: 2.05
• GRM: 4.3

CMA / ARV

• ARV (median comp): $143,804
• List price: $125,000
• Delta: -13.08%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 16.8%
• Equity multiple: 1.68×
• Total profit: $23,742
• Equity at exit: $18,638

10-year hold

• IRR: 25.4%
• Equity multiple: 3.23×
• Total profit: $78,017
• Equity at exit: $10,808

Cash invested: $35,000 (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 01119

• Home prices YoY: -30.7%
• Active inventory: 16
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $2,400 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$345
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $687

Break-even live

Break-even rent $1,530

Max offer price $125,000

Occupancy floor 66%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1142 Boston Rd Unit 1142 Springfield, MA	3.0	1.5	2150	$2,475	$1.15	13d	1	0.13mi
19-21 Daniel St Unit 19 Springfield, MA	3.0	1.0	1050	$2,000	$1.90	43d	1	1.10mi
35 Healey St Unit 3rd Floor Indian Orchard, MA	3.0	1.0	1200	$2,000	$1.67	13d	1	1.38mi

HOA detail

• Monthly dues: $345 · $4,140/yr

Listing history 18 events

1. 2026-06-18
   days on market $125,000 Active 59 DOM
2. 2026-06-17
   days on market $125,000 Active 58 DOM
3. 2026-06-16
   days on market $125,000 Active 57 DOM
4. 2026-06-15
   days on market $125,000 Active 56 DOM
5. 2026-06-14
   days on market $125,000 Active 54 DOM
6. 2026-06-13
   days on market $125,000 Active 53 DOM
7. 2026-06-10
   days on market $125,000 Active 51 DOM
8. 2026-06-09
   days on market $125,000 Active 50 DOM
9. 2026-06-08
   days on market $125,000 Active 49 DOM
10. 2026-06-07
    days on market $125,000 Active 48 DOM
11. 2026-06-05
    days on market $125,000 Active 45 DOM
12. 2026-06-03
    days on market $125,000 Active 44 DOM
13. 2026-06-02
    days on market $125,000 Active 43 DOM
14. 2026-06-01
    days on market $125,000 Active 42 DOM
15. 2026-05-31
    days on market $125,000 Active 41 DOM
16. 2026-05-30
    days on market $125,000 Active 40 DOM
17. 2026-05-15
    status Under Agreement 528-char remark

    Show marketing remark (528 chars)

    Welcome to 16 Mobile Home Way! This beautifully maintained Stafford manufactured home, built in 1990, offers a perfect blend of comfort and modern updates. Step inside to find updated flooring and windows throughout and a freshly painted interior that gives the home a clean, move-in-ready feel. The kitchen features brand new stainless steel appliances, ideal for both everyday living and entertaining. Enjoy a spacious layout filled with natural sunlight, complemented by high ceilings that create an open and airy atmosphere.

18. 2026-04-14
    listed $125,000 New 528-char remark

    Show marketing remark (528 chars)

    Welcome to 16 Mobile Home Way! This beautifully maintained Stafford manufactured home, built in 1990, offers a perfect blend of comfort and modern updates. Step inside to find updated flooring and windows throughout and a freshly painted interior that gives the home a clean, move-in-ready feel. The kitchen features brand new stainless steel appliances, ideal for both everyday living and entertaining. Enjoy a spacious layout filled with natural sunlight, complemented by high ceilings that create an open and airy atmosphere.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $28,796
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$2,304
• − Management: −$2,304
• − HOA: −$4,140
• − Depreciation: −$3,636
• Taxable income: $6,911
• Est. tax owed @ 24.0%: −$1,659
• After-tax cash flow: $6,584/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 · 11 photos

Good 75/100 Cosmetic rehab

This Stafford manufactured home, built in 1990, offers a blend of comfort and modern updates. Freshly painted and updated throughout, it's move-in ready with a spacious layout and natural sunlight.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace window seals — Improves energy efficiency and appearance

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace window seals — Improves energy efficiency and appearance ↑

ⓘ 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: 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
• City population: 61,006
• Population (ZIP): 14,059

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 0.68)
• Race & ethnicity: White 41% Hispanic / Latino 33% Black 20% Two or more races 14% Asian 4%
• Hispanic origin (detail): Puerto Rican 29% Dominican 2%
• Common ancestry: Lithuanian 8% Romanian 4% Russian 1%
• Foreign-born: 7% · Canada
• Languages at home: 72% English-only · Spanish 24% Other Indo-European 1% Vietnamese 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: ▼ -154.94%
• Current HPI: 349.652
• 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

2 events — show timeline

• 2026-05-15 Pending — MLS PIN
• 2026-04-14 Listed $125,000 MLS PIN