51 Church St · Ware, MA 01082

$150,000

6 bd · 2.0 ba · 2,738 sqft · SingleFamily public records · 6 Days on market

Built 1797 0.61 ac lot

---

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 +29.1/30.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor special! Cash or hard money financing only. Property being sold strictly AS-IS seller makes no representations or warranties as to condition. Buyers are to conduct their own due diligence prior to submitting an offer. All interested buyers must attend the walkthrough prior to submitting offers. * * * OPEN HOUSE Tuesday June 9th, 12-1pm. Showings only at open house * *

Key facts

• 0.61 acre lot
• 4 parking spots
• Built 1797

Property features AI

Finance

• Other: Directions: Please use GPS
• Financial info: Active listing
• HOA & community: Not a senior community

Exterior

• Parking: Open parking for 4 vehicles
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Above-grade finished living area about 2,738 sq ft; Built year recorded in public records
• Construction: Public-record year built (actual)
• Exterior features: Approximately 0.61-acre lot; Paved driveway and off-street open parking

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Steam heating (oil-fired); Central air conditioning
• Interior features: 11 total rooms; Wood or mixed original interior (public records indicate older, character home)

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $516 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 10.4% vs local median 3.9% in Ware — 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 59/100 on livability (#227 in MA) — a working-class tenant base; expect higher turnover. Strengths: health & safety A+, housing A; Watch: schools D-, crime D-, amenities F.
• Ware (rural): math 21% / reading 37% proficiency, ranked #257 of 302 in MA (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 34 active listings in the ZIP; 349 units permitted in Hampshire County in 2024 (185 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1797 — 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 $150,000

Questions for the listing agent

1. Built in 1797 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 D 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: 1.43% ✓
• Cap rate: 10.42%
• Cash-on-cash: 14.74%
• DSCR: 1.66
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 5.3%
• Equity multiple: 1.21×
• Total profit: $8,674
• Equity at exit: $22,365

10-year hold

• IRR: 14.8%
• Equity multiple: 2.20×
• Total profit: $50,357
• Equity at exit: $12,969

Cash invested: $42,000 (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 01082

• Home prices YoY: -19.5%
• Active inventory: 34
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,149 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$332 /mo · $3,989/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $516

Break-even live

Break-even rent $1,496

Max offer price $150,000

Occupancy floor 71%

Sensitivity live

Price	-10% $601	-5% $558	+0% $516	+5% $473	+10% $431
Rent	-10% $346	-5% $431	+0% $516	+5% $601	+10% $686
Rate	-1.0pp $591	-0.5pp $554	base $516	+0.5pp $477	+1.0pp $437

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-13
   days on market $150,000 Active 6 DOM
2. 2026-06-10
   statusdays on market $150,000 Active 4 DOM
3. 2026-06-09
   days on market $150,000 New 3 DOM
4. 2026-06-08
   days on market $150,000 New 2 DOM
5. 2026-06-07
   remarks 382-char remark
6. 2026-06-07
   listed $150,000 New 1 DOM

ⓘ 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: $3,989 · $332/mo
• Projected year-2 tax: $3,989 · $332/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥92°F today · 17 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,784
• − Mortgage interest: −$8,402
• − Property taxes: −$3,989
• − Insurance: −$750
• − Repairs & maintenance: −$2,063
• − Management: −$2,063
• − Depreciation: −$4,364
• Taxable income: $4,154
• Est. tax owed @ 24.0%: −$997
• After-tax cash flow: $5,194/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: Ware
• NCES district ID: 2512030
• Math proficiency: 21% ▼ -12.00%
• Reading proficiency: 37% ▼ -4.00%
• Median HH income: $49,410
• Composite: 25.26/100
• National rank: #7496
• State rank: #257 of 302 in MA

Livability — Ware

• Score: 59/100
• State rank: #227
• US rank: #20229

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ware, MA
• Population (ZIP): 10,418

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 3% Black 3%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 16% Lithuanian 12% Slovak 5%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 3% Russian/Polish/Slavic 2% French/Haitian/Cajun 1%

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: ▼ -64.52%
• Current HPI: 266.7262
• 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

1 event — show timeline

• 2026-06-06 Listed $150,000 MLS PIN

Property tax history

+2.9%/yr

Latest (2023): $3,989 · +6.1% YoY. Source: county tax records.