100 Hillsdale Rd · Great Barrington, MA 01230

$225,000

3 bd · 1.0 ba · 2,073 sqft · SingleFamily · 6 Days on market

Built 1950 Fair condition 0.90 ac lot ↓ 24% 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 +20.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.5/10.0
• Livability +3.9/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Bring your toolbox and your imagination to this sprawling ranch in a great location. Minutes to New York state and Great Barrington, but located in low tax Egremont. Don't miss this great opportunity!

Key facts

• 0.9 acre lot
• Built 1950
• Listed 6 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Cap rate 7.9% vs local median 1.4% in Great Barrington — 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 78/100 on livability (#50 in MA, #2,550 nationally) — a middle-class / working-renter tenant base. Strengths: health & safety A+, crime A-, commute A-; Watch: schools C-, employment C-, cost of living F.
• Southern Berkshire (rural): math 22% / reading 44% proficiency, ranked #243 of 302 in MA (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 121 active listings in the ZIP; 130 units permitted in Berkshire County in 2024 (10 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 $7k of value loss. Plan a longer hold.
• Berkshire County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $225,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.05% ✓
• Cap rate: 7.92%
• Cash-on-cash: 5.82%
• DSCR: 1.26
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $1,055,157
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 Hillsdale Rd	0.00mi	3/1.0	2,073 (0%)	1mo	$210,000	$101	100
15 Partridge Dr	0.72mi	3/3.0	2,062 (-0%)	14mo	$1,049,000	$509	45
10 Terra Ferma Dr	0.45mi	3/2.5	1,782 (-14%)	9mo	$919,000	$516	42
12 Mearns Way	0.62mi	3/2.0	1,900 (-8%)	18mo	$535,000	$282	38

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: -7.3%
• Equity multiple: 0.73×
• Total profit: $-16,947
• Equity at exit: $33,548

10-year hold

• IRR: 2.3%
• Equity multiple: 1.17×
• Total profit: $10,466
• Equity at exit: $19,454

Cash invested: $63,000 (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 01230

• Home prices YoY: -22.6%
• Active inventory: 121
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,355 medium
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $306

Break-even live

Break-even rent $1,968

Max offer price $225,000

Occupancy floor 82%

Sensitivity live

Price	-10% $461	-5% $384	+0% $306	+5% $228	+10% $150
Rent	-10% $120	-5% $213	+0% $306	+5% $399	+10% $492
Rate	-1.0pp $419	-0.5pp $363	base $306	+0.5pp $247	+1.0pp $188

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-04-20
   status Pending
2. 2026-04-08
   listed $225,000 Active
3. 2024-05-08
   status Pending
4. 2024-05-03
   historical
5. 2024-03-14
   price $250,000
6. 2024-01-25
   status Active
7. 2024-01-03
   status Pending
8. 2023-12-22
   price $290,000
9. 2023-11-13
   listed $295,000 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 16 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,264
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,261
• − Management: −$2,261
• − Depreciation: −$6,545
• Taxable income: $93
• Est. tax owed @ 24.0%: −$22
• After-tax cash flow: $3,647/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 · 12 photos

Fair 45/100 Moderate rehab

This home requires significant updates and repairs to improve its condition and value. A comprehensive renovation is recommended to bring it up to modern standards and increase its marketability.

Repairs flagged

• Major kitchen cabinets — severely outdated and in poor condition
• Major bathroom fixtures — outdated and in poor condition
• Major roof — visible moss and potential leak
• Major exterior siding — poor condition
• Major HVAC system — outdated and likely inefficient

Value-add opportunities

• Resale kitchen renovation — modern kitchen with updated appliances
• Resale bathroom renovation — modern bathroom with updated fixtures
• Both roof repair — improves safety and property value
• Both exterior siding repair — enhances curb appeal and property value
• Both HVAC system replacement — modern, energy-efficient system

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severely outdated and in poor condition	Major	$15,000–50,000
bathroom fixtures · outdated and in poor condition	Major	$15,000–50,000
roof · visible moss and potential leak	Major	$15,000–50,000
exterior siding · poor condition	Major	$15,000–50,000
HVAC system · outdated and likely inefficient	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale kitchen renovation — modern kitchen with updated appliances ↑
• Resale bathroom renovation — modern bathroom with updated fixtures ↑
• Both roof repair — improves safety and property value ↑
• Both exterior siding repair — enhances curb appeal and property value ↑
• Both HVAC system replacement — modern, energy-efficient system ↑

ⓘ 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: Southern Berkshire
• NCES district ID: 2511040
• Math proficiency: 22% ▼ -16.00%
• Reading proficiency: 44% ▼ -7.00%
• Median HH income: $60,031
• Composite: 29.56/100
• National rank: #6489
• State rank: #243 of 302 in MA

Livability — Great Barrington

• Score: 78/100
• State rank: #50
• US rank: #2550

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,813

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 7% Two or more races 5% Black 2%
• Common ancestry: Romanian 8% Lithuanian 3% Slovak 2%
• Foreign-born: 9% · Canada, Jamaica, China
• Languages at home: 91% English-only · Spanish 4% Other Indo-European 1% Russian/Polish/Slavic 1%

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: ▼ -98.21%
• Current HPI: 337.2081
• 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

-23.7% since first listed

9 events — show timeline

• 2026-04-20 Pending — BCMLS
• 2026-04-08 Listed $225,000 BCMLS
• 2024-05-08 Pending — BCMLS
• 2024-05-03 Listing Removed — BCMLS
• 2024-03-14 Price Changed $250,000 BCMLS
• 2024-01-25 Relisted — BCMLS
• 2024-01-03 Pending — BCMLS
• 2023-12-22 Price Changed $290,000 BCMLS
• 2023-11-13 Listed $295,000 BCMLS