21 Ensign Ave · Pittsfield, MA 01201

$182,900

3 bd · 1.0 ba · 1,443 sqft · SingleFamily public records · 54 Days on market

Built 1930 5,227 sqft lot Est $273k · 33% under

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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 +19.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +5.5/10.0
• Rent growth +4.4/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Property being sold 'As Is'. Newer windows, wood floors, 2 car garage and pantry. First floor laundry.

Key facts

• Adjacent lot
• Interior cleaned out
• New roof

Tags

• NEW ROOF
• INTERIOR CLEANED OUT
• ADJACENT LOT
• FRONTAGE ON STANLEY AVE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $183k.

Deal economics

• At list price, monthly cash flow is $207 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $183k).
• Recommended offer: $177k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 3.6% in Pittsfield — 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 75/100 on livability (#70 in MA, #3,820 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: employment C-, amenities D+, crime D.
• Pittsfield (urban): math 19% / reading 34% proficiency, ranked #272 of 302 in MA (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Pittsfield High (math 32% / reading 57%, grade F, #203 of 343 statewide, top 60%, 651 students, 0% FRL) — zoned schools average 0% FRL vs 50% district-wide (50 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 44% at this address vs 26% district-wide (+18 pts) — the actual schools serving this property are materially stronger than the Pittsfield average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+7.7%/yr); 275 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 7.7% rent growth), your $51k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 24y ago; this cycle's ask has dropped $17k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; list at $183k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $177,413 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. 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: 1.05% ✓
• Cap rate: 7.65%
• Cash-on-cash: 4.85%
• DSCR: 1.22
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $272,727
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 Ensign Ave	0.00mi	3/1.5	1,443 (0%)	1mo	$161,999	$112	98
40 Roland St	0.13mi	3/1.0	1,486 (+3%)	1mo	$275,000	$185	88
11 Stanley Ave	0.05mi	3/1.0	1,539 (+7%)	7mo	$270,000	$175	80
121 Elberon Ave	0.43mi	3/1.0	1,440 (-0%)	2mo	$338,000	$235	78
71 Dickinson Ave	0.25mi	4/1.0 (+1)	1,353 (-6%)	2mo	$183,000	$135	72
89 Delancy Ave	0.20mi	3/1.5	1,296 (-10%)	2mo	$344,000	$265	70
123 Broadview Ter	0.22mi	3/1.5	1,246 (-14%)	4mo	$280,000	$225	62
25 Kensington Ave	0.67mi	3/1.0	1,426 (-1%)	7mo	$267,000	$187	61
258 Dalton Ave	0.39mi	3/1.0	1,260 (-13%)	3mo	$190,950	$152	58
156 Draper Ave	0.36mi	4/1.0 (+1)	1,285 (-11%)	4mo	$299,000	$233	57
52 Bossidy Dr	0.58mi	4/1.0 (+1)	1,497 (+4%)	6mo	$283,000	$189	56
153 Elberon Ave	0.50mi	3/3.0	1,353 (-6%)	5mo	$349,900	$259	54

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 · 7.72% rent growth · sell at horizon

5-year hold

• IRR: -3.4%
• Equity multiple: 0.87×
• Total profit: $-6,823
• Equity at exit: $27,271

10-year hold

• IRR: 11.1%
• Equity multiple: 2.07×
• Total profit: $54,577
• Equity at exit: $15,814

Cash invested: $51,212 (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 01201

• Rents YoY: 7.7%
• Active inventory: 275
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,924 high
• Mortgage (P&I): −$959
• Tax from tax record: −$277 /mo · $3,327/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $207

Break-even live

Break-even rent $1,662

Max offer price $182,900

Occupancy floor 84%

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: $45,725
• Closing costs: $5,487
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
76 Stoddard Ave Unit 78 Pittsfield, MA	4.0	1.5	1560	$2,000	$1.28	43d	1	0.69mi
117 Lincoln St Unit 117 Pittsfield, MA	4.0	2.0	1500	$2,000	$1.33	43d	1	0.78mi
88 Wahconah St Pittsfield, MA	4.0	1.5	1292	$2,300	$1.78	43d	1	1.06mi
456 Fenn St Unit 4 Pittsfield, MA	2.0	1.0	1000	$1,450	$1.45	43d	1	1.08mi
24 Curtin Ave Pittsfield, MA	3.0	1.5	1176	$1,600	$1.36	43d	1	1.26mi

Listing history 14 events

1. 2026-03-04
   status Pending
2. 2026-01-30
   price $182,900
3. 2026-01-08
   listed $199,900 Active
4. 2018-04-28
   historical
5. 2017-11-17
   listed $149,900
6. 2009-04-17
   soldstatus $120,000 102-char remark

   Show marketing remark (102 chars)

   Property being sold 'As Is'. Newer windows, wood floors, 2 car garage and pantry. First floor laundry.

7. 2008-10-02
   listed $129,900 102-char remark

   Show marketing remark (102 chars)

   Property being sold 'As Is'. Newer windows, wood floors, 2 car garage and pantry. First floor laundry.

8. 2005-11-16
   soldstatus $146,500
9. 2005-11-16
   soldstatus $146,500
10. 2005-11-15
    soldstatus $146,500
11. 2005-08-10
    listed $145,000
12. 2002-12-31
    soldstatus $119,000
13. 2002-12-31
    soldstatus $119,000
14. 2002-11-12
    listed $120,000

ⓘ 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: $3,327 · $277/mo
• Projected year-2 tax: $3,327 · $277/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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $23,083
• − Mortgage interest: −$10,245
• − Property taxes: −$3,327
• − Insurance: −$914
• − Repairs & maintenance: −$1,847
• − Management: −$1,847
• − Depreciation: −$5,321
• Taxable loss: −$418
• Est. tax savings @ 24.0%: +$100
• After-tax cash flow: $2,585/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: Pittsfield
• NCES district ID: 2509630
• Math proficiency: 19% ▼ -10.00%
• Reading proficiency: 34% ▼ -2.00%
• Median HH income: $44,032
• Composite: 22.67/100
• National rank: #8046
• State rank: #272 of 302 in MA

Livability — Pittsfield

• Score: 75/100
• State rank: #70
• US rank: #3820

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pittsfield, MA
• County: Berkshire County · 44,848 people
• City population: 44,848
• Metro: Pittsfield, MA
• Population (ZIP): 44,848
• Household income: $71,093
• Rent vs Own: 36.5% rent · 63.5% own
• Severe rent burden: 1580.0

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 (78%)
• Race & ethnicity: White 78% Two or more races 10% Hispanic / Latino 9% Black 5% Asian 1%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Lithuanian 8% Romanian 6% Slovak 2%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 6% 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: ▼ -199.88%
• Current HPI: 283.3421
• Rent YoY: ▲ 7.72%
• Metro: Pittsfield, 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

+52.4% since first listed

14 events — show timeline

• 2026-03-04 Pending — BCMLS
• 2026-01-30 Price Changed $182,900 BCMLS
• 2026-01-08 Listed $199,900 BCMLS
• 2018-04-28 Listing Removed — BCMLS
• 2017-11-17 Listed $149,900 BCMLS
• 2009-04-17 Sold (MLS) $120,000 BCMLS
• 2008-10-02 Listed $129,900 BCMLS
• 2005-11-16 Sold (Public Records) $146,500 Public Records
• 2005-11-16 Sold (Public Records) $146,500 Public Records
• 2005-11-15 Sold (MLS) $146,500 BCMLS
• 2005-08-10 Listed $145,000 BCMLS
• 2002-12-31 Sold (Public Records) $119,000 Public Records
• 2002-12-31 Sold (MLS) $119,000 BCMLS
• 2002-11-12 Listed $120,000 BCMLS

Property tax history

+7.0%/yr

Latest (2023): $3,327 · +9.0% YoY. Source: county tax records.