528 Walker St · Lenox Dale, MA 01242

$279,900

3 bd · 2.0 ba · 1,710 sqft · SingleFamily public records · 398 Days on market

Built 1900 0.51 ac lot $164/sqft · 32% below area Est $411k · 32% under

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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 +7.2/30.0
• Appreciation +5.0/10.0
• Schools +4.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.4/10.0
• 1% rule +1.1/10.0

Listing remarks MLS

Large well maintained Colonial on a half acre lot. Large open kitchen with lots of cabinet space. Sliders off kitchen leading to back deck. Bright and sunny living space with a bonus den or office. 3 full sized bedrooms. 2 full baths. Laundry hookups on 2nd floor for convenience. Seller willing to buy down the mortgage rate on this home. One year American Home Shield Warranty included. PLEASE BOOK SHOWINGS THROUGH SHOWINGTIME.

Key facts

• 0.51 acre lot
• 3 parking spots
• Built 1900

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-383 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (24.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (39.5% below list).
• Recommended offer: $169k (39.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Lenox (town): math 47% / reading 67% proficiency, ranked #93 of 302 in MA (top 31%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 1 active listings in the ZIP; 130 units permitted in Berkshire County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($2k loan paydown + $8k appreciation (3.0% local appreciation)).
• Berkshire County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 398 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $190k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $51k; list at $280k implies a 448% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,445 (39.5% 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 398 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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 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: 0.61% ✗
• Cap rate: 4.65%
• Cash-on-cash: -5.86%
• DSCR: 0.74
• GRM: 13.8

CMA / ARV

• ARV (median comp): $411,322
• List price: $279,900
• Delta: -31.95%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
501 Walker St	0.12mi	3/1.5	1,528 (-11%)	16mo	$600,000	$393	61
26 Patterson Rd	0.26mi	2/2.0 (-1)	1,765 (+3%)	23mo	$475,000	$269	58
65 Erskine Dr	0.62mi	3/2.0	1,656 (-3%)	23mo	$620,000	$374	47

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: 2.1%
• Equity multiple: 1.12×
• Total profit: $9,251
• Equity at exit: $125,855

10-year hold

• IRR: 5.6%
• Equity multiple: 1.85×
• Total profit: $66,973
• Equity at exit: $193,958

Cash invested: $78,372 (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 01242

• Active inventory: 1
• Price-to-rent: 13.8×

Monthly cashflow live

• Estimated rent: $1,694 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$137 /mo · $1,640/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $-383

Break-even live

Break-even rent $2,179

Max offer price $212,329

Occupancy floor —

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-05-07
   price $279,900 430-char remark

   Show marketing remark (430 chars)

   Large well maintained Colonial on a half acre lot. Large open kitchen with lots of cabinet space. Sliders off kitchen leading to back deck. Bright and sunny living space with a bonus den or office. 3 full sized bedrooms. 2 full baths. Laundry hookups on 2nd floor for convenience. Seller willing to buy down the mortgage rate on this home. One year American Home Shield Warranty included. PLEASE BOOK SHOWINGS THROUGH SHOWINGTIME.

2. 2026-03-19
   price $299,900 430-char remark

   Show marketing remark (430 chars)

   Large well maintained Colonial on a half acre lot. Large open kitchen with lots of cabinet space. Sliders off kitchen leading to back deck. Bright and sunny living space with a bonus den or office. 3 full sized bedrooms. 2 full baths. Laundry hookups on 2nd floor for convenience. Seller willing to buy down the mortgage rate on this home. One year American Home Shield Warranty included. PLEASE BOOK SHOWINGS THROUGH SHOWINGTIME.

3. 2025-12-13
   status Back On Market 430-char remark

   Show marketing remark (430 chars)

   Large well maintained Colonial on a half acre lot. Large open kitchen with lots of cabinet space. Sliders off kitchen leading to back deck. Bright and sunny living space with a bonus den or office. 3 full sized bedrooms. 2 full baths. Laundry hookups on 2nd floor for convenience. Seller willing to buy down the mortgage rate on this home. One year American Home Shield Warranty included. PLEASE BOOK SHOWINGS THROUGH SHOWINGTIME.

4. 2025-12-09
   historical Contingent 430-char remark

   Show marketing remark (430 chars)

   Large well maintained Colonial on a half acre lot. Large open kitchen with lots of cabinet space. Sliders off kitchen leading to back deck. Bright and sunny living space with a bonus den or office. 3 full sized bedrooms. 2 full baths. Laundry hookups on 2nd floor for convenience. Seller willing to buy down the mortgage rate on this home. One year American Home Shield Warranty included. PLEASE BOOK SHOWINGS THROUGH SHOWINGTIME.

5. 2025-11-21
   price $324,900 430-char remark

   Show marketing remark (430 chars)

   Large well maintained Colonial on a half acre lot. Large open kitchen with lots of cabinet space. Sliders off kitchen leading to back deck. Bright and sunny living space with a bonus den or office. 3 full sized bedrooms. 2 full baths. Laundry hookups on 2nd floor for convenience. Seller willing to buy down the mortgage rate on this home. One year American Home Shield Warranty included. PLEASE BOOK SHOWINGS THROUGH SHOWINGTIME.

6. 2025-11-14
   price $344,900 430-char remark

   Show marketing remark (430 chars)

   Large well maintained Colonial on a half acre lot. Large open kitchen with lots of cabinet space. Sliders off kitchen leading to back deck. Bright and sunny living space with a bonus den or office. 3 full sized bedrooms. 2 full baths. Laundry hookups on 2nd floor for convenience. Seller willing to buy down the mortgage rate on this home. One year American Home Shield Warranty included. PLEASE BOOK SHOWINGS THROUGH SHOWINGTIME.

7. 2025-09-22
   price $349,900 430-char remark

   Show marketing remark (430 chars)

   Large well maintained Colonial on a half acre lot. Large open kitchen with lots of cabinet space. Sliders off kitchen leading to back deck. Bright and sunny living space with a bonus den or office. 3 full sized bedrooms. 2 full baths. Laundry hookups on 2nd floor for convenience. Seller willing to buy down the mortgage rate on this home. One year American Home Shield Warranty included. PLEASE BOOK SHOWINGS THROUGH SHOWINGTIME.

8. 2025-07-27
   price $369,900 430-char remark

   Show marketing remark (430 chars)

   Large well maintained Colonial on a half acre lot. Large open kitchen with lots of cabinet space. Sliders off kitchen leading to back deck. Bright and sunny living space with a bonus den or office. 3 full sized bedrooms. 2 full baths. Laundry hookups on 2nd floor for convenience. Seller willing to buy down the mortgage rate on this home. One year American Home Shield Warranty included. PLEASE BOOK SHOWINGS THROUGH SHOWINGTIME.

9. 2025-07-23
   price $399,900 430-char remark

   Show marketing remark (430 chars)

   Large well maintained Colonial on a half acre lot. Large open kitchen with lots of cabinet space. Sliders off kitchen leading to back deck. Bright and sunny living space with a bonus den or office. 3 full sized bedrooms. 2 full baths. Laundry hookups on 2nd floor for convenience. Seller willing to buy down the mortgage rate on this home. One year American Home Shield Warranty included. PLEASE BOOK SHOWINGS THROUGH SHOWINGTIME.

10. 2025-06-25
    price $414,900 430-char remark

    Show marketing remark (430 chars)

    Large well maintained Colonial on a half acre lot. Large open kitchen with lots of cabinet space. Sliders off kitchen leading to back deck. Bright and sunny living space with a bonus den or office. 3 full sized bedrooms. 2 full baths. Laundry hookups on 2nd floor for convenience. Seller willing to buy down the mortgage rate on this home. One year American Home Shield Warranty included. PLEASE BOOK SHOWINGS THROUGH SHOWINGTIME.

11. 2025-06-10
    price $439,900 430-char remark

    Show marketing remark (430 chars)

    Large well maintained Colonial on a half acre lot. Large open kitchen with lots of cabinet space. Sliders off kitchen leading to back deck. Bright and sunny living space with a bonus den or office. 3 full sized bedrooms. 2 full baths. Laundry hookups on 2nd floor for convenience. Seller willing to buy down the mortgage rate on this home. One year American Home Shield Warranty included. PLEASE BOOK SHOWINGS THROUGH SHOWINGTIME.

12. 2025-04-24
    listed $469,900 New 430-char remark

    Show marketing remark (430 chars)

    Large well maintained Colonial on a half acre lot. Large open kitchen with lots of cabinet space. Sliders off kitchen leading to back deck. Bright and sunny living space with a bonus den or office. 3 full sized bedrooms. 2 full baths. Laundry hookups on 2nd floor for convenience. Seller willing to buy down the mortgage rate on this home. One year American Home Shield Warranty included. PLEASE BOOK SHOWINGS THROUGH SHOWINGTIME.

13. 2001-07-06
    soldstatus $51,076

ⓘ 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: $1,640 · $137/mo
• Projected year-2 tax: $2,541 · $212/mo
• Expected delta: +$901/yr (+$75/mo · 55.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X · 41% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $20,333
• − Mortgage interest: −$15,679
• − Property taxes: −$1,640
• − Insurance: −$1,400
• − Repairs & maintenance: −$1,627
• − Management: −$1,627
• − Depreciation: −$8,143
• Taxable loss: −$9,781
• Est. tax savings @ 24.0%: +$2,347
• After-tax cash flow: $-2,243/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: Lenox
• NCES district ID: 2506750
• Math proficiency: 47% ▼ -22.00%
• Reading proficiency: 67% ▼ -3.00%
• Median HH income: $56,023
• Composite: 49.09/100
• National rank: #2053
• State rank: #93 of 302 in MA

Livability — Lenox Dale

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

Census & demographics

• Census place: Lenox Dale, MA
• City population: 165
• Population (ZIP): 165

Population outlook (Berkshire County) Hauer SSP2

• Today (2025): 119,723 people
• By 2030: 114,608 · -4.3%
• By 2040: 102,806 · -14.1%
• By 2050: 91,305 · -23.7%
• By 2075: 71,517 · -40.3%
• By 2100: 57,988 · -51.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Lithuanian 29%

Political lean MEDSL · Berkshire

• 2024 margin: Solid D (+39.9) · D 68.9% · R 29.0% · Other 2.1%
• 2008→2024 swing: -12.5pp toward R · 2008: 52.4pp · 2024: 39.9pp
• All cycles: 2024: D+39.9 2020: D+47.1 2016: D+41.5 2012: D+53.7 2008: D+52.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+448.0% since first listed

13 events — show timeline

• 2026-05-07 Price Changed $279,900 MLS PIN
• 2026-03-19 Price Changed $299,900 MLS PIN
• 2025-12-13 Relisted — MLS PIN
• 2025-12-09 Contingent — MLS PIN
• 2025-11-21 Price Changed $324,900 MLS PIN
• 2025-11-14 Price Changed $344,900 MLS PIN
• 2025-09-22 Price Changed $349,900 MLS PIN
• 2025-07-27 Price Changed $369,900 MLS PIN
• 2025-07-23 Price Changed $399,900 MLS PIN
• 2025-06-25 Price Changed $414,900 MLS PIN
• 2025-06-10 Price Changed $439,900 MLS PIN
• 2025-04-24 Listed $469,900 MLS PIN
• 2001-07-06 Sold (Public Records) $51,076 Public Records

Property tax history

+0.5%/yr

Latest (2023): $1,640 · +2.6% YoY. Source: county tax records.