20 Marietta St · North Adams, MA 01247

$239,000

5 bd · 1.0 ba · 1,452 sqft · SingleFamily public records · 85 Days on market

Built 1900 5,227 sqft lot $165/sqft · at area comps Est $231k · at est.

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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).

• Cash flow +15.8/30.0
• ARV discount +5.9/15.0
• DSCR +4.9/10.0
• 1% rule +3.9/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.9/10.0
• Schools +1.8/10.0

Listing remarks MLS

20 Marietta St, North Adams is fully renovated, move-in ready, and packed with value. This spacious 5 bedroom, 2 full bath home has been completely redone from top to bottom. Featuring a brand new roof, all new appliances, updated kitchen and bathrooms, and new flooring throughout, every detail has been taken care of. Clean, modern finishes give the home a fresh feel while maintaining a practical, functional layout. With ample living space and a garage for added convenience, this property is ideal for larger households, first-time buyers, or anyone looking for a true turnkey home. FHA and VA buyers welcome, making this an easy and accessible opportunity to own a fully updated property without the hassle of renovations. Everything has been done, just move in and enjoy.

Key facts

• Fully renovated
• New flooring
• New appliances

Tags

• FULLY RENOVATED
• NEW ROOF
• NEW APPLIANCES
• UPDATED KITCHEN
• UPDATED BATHROOMS
• NEW FLOORING

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $107 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (11.2% below list).
• Recommended offer: $212k (11.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 55/100 on livability (#242 in MA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, cost of living A-; Watch: employment C-, health & safety D, crime F.
• North Adams (town): math 14% / reading 29% proficiency, ranked #291 of 302 in MA (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Greylock (math 27% / reading 37%, grade F, #628 of 938 statewide, top 69%, 252 students, 0% FRL); Drury High (math 16% / reading 24%, grade F, #308 of 343 statewide, top 91%, 493 students, 0% FRL) — zoned schools average 0% FRL vs 53% district-wide (53 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 99 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

• It's been on market 85 days — a 6% lower offer ($225k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y ago; this cycle's ask has dropped $26k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $98k; list at $239k implies a 145% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $212,242 (11.2% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.89% ✗
• Cap rate: 6.83%
• Cash-on-cash: 1.93%
• DSCR: 1.09
• GRM: 9.4

CMA / ARV

• ARV (median comp): $231,004
• List price: $239,000
• Delta: 3.46%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
312 Eagle St	0.08mi	4/1.0 (-1)	1,495 (+3%)	13mo	$230,000	$154	76
93 Franklin St	0.09mi	4/1.5 (-1)	1,355 (-7%)	21mo	$220,000	$162	60
367 Houghton St	0.44mi	4/1.0 (-1)	1,518 (+4%)	14mo	$99,000	$65	55
15 Murray Ave	0.67mi	4/2.0 (-1)	1,565 (+8%)	7mo	$250,217	$160	41
287 Houghton St	0.43mi	4/2.0 (-1)	1,641 (+13%)	10mo	$188,000	$115	41

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: -13.3%
• Equity multiple: 0.52×
• Total profit: $-31,908
• Equity at exit: $35,636

10-year hold

• IRR: -4.3%
• Equity multiple: 0.72×
• Total profit: $-19,054
• Equity at exit: $20,664

Cash invested: $66,920 (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 01247

• Home prices YoY: -2.0%
• Active inventory: 99
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,122 medium
• Mortgage (P&I): −$1,253
• Tax from tax record: −$216 /mo · $2,597/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $107

Break-even live

Break-even rent $1,987

Max offer price $239,000

Occupancy floor 90%

Sensitivity live

Price	-10% $243	-5% $175	+0% $107	+5% $40	+10% $-28
Rent	-10% $-60	-5% $24	+0% $107	+5% $191	+10% $275
Rate	-1.0pp $228	-0.5pp $168	base $107	+0.5pp $45	+1.0pp $-18

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-22
   days on market $239,000 Active 85 DOM
2. 2026-06-21
   days on market $239,000 Active 84 DOM
3. 2026-06-21
   days on market $239,000 Active 83 DOM
4. 2026-06-18
   days on market $239,000 Active 81 DOM
5. 2026-06-17
   days on market $239,000 Active 80 DOM
6. 2026-06-16
   days on market $239,000 Active 79 DOM
7. 2026-06-15
   days on market $239,000 Active 78 DOM
8. 2026-06-13
   days on market $239,000 Active 76 DOM
9. 2026-06-12
   days on market $239,000 Active 75 DOM
10. 2026-06-09
    days on market $239,000 Active 72 DOM
11. 2026-06-08
    days on market $239,000 Active 71 DOM
12. 2026-06-07
    days on market $239,000 Active 70 DOM
13. 2026-06-07
    days on market $239,000 Active 69 DOM
14. 2026-06-04
    days on market $239,000 Active 66 DOM
15. 2026-06-02
    days on market $239,000 Active 65 DOM
16. 2026-06-01
    price $239,000 Active 64 DOM
17. 2026-06-01
    days on market $249,900 Active 64 DOM
18. 2026-05-31
    days on market $249,900 Active 63 DOM
19. 2026-05-31
    days on market $249,900 Active 62 DOM
20. 2026-04-23
    price $249,900 782-char remark

    Show marketing remark (782 chars)

    20 Marietta St, North Adams is fully renovated, move-in ready, and packed with value. This spacious 5 bedroom, 2 full bath home has been completely redone from top to bottom. Featuring a brand new roof, all new appliances, updated kitchen and bathrooms, and new flooring throughout, every detail has been taken care of. Clean, modern finishes give the home a fresh feel while maintaining a practical, functional layout. With ample living space and a garage for added convenience, this property is ideal for larger households, first-time buyers, or anyone looking for a true turnkey home. FHA and VA buyers welcome, making this an easy and accessible opportunity to own a fully updated property without the hassle of renovations. Everything has been done, just move in and enjoy.

21. 2026-04-08
    status Active 782-char remark

    Show marketing remark (782 chars)

    20 Marietta St, North Adams is fully renovated, move-in ready, and packed with value. This spacious 5 bedroom, 2 full bath home has been completely redone from top to bottom. Featuring a brand new roof, all new appliances, updated kitchen and bathrooms, and new flooring throughout, every detail has been taken care of. Clean, modern finishes give the home a fresh feel while maintaining a practical, functional layout. With ample living space and a garage for added convenience, this property is ideal for larger households, first-time buyers, or anyone looking for a true turnkey home. FHA and VA buyers welcome, making this an easy and accessible opportunity to own a fully updated property without the hassle of renovations. Everything has been done, just move in and enjoy.

22. 2026-04-03
    historical 782-char remark

    Show marketing remark (782 chars)

    20 Marietta St, North Adams is fully renovated, move-in ready, and packed with value. This spacious 5 bedroom, 2 full bath home has been completely redone from top to bottom. Featuring a brand new roof, all new appliances, updated kitchen and bathrooms, and new flooring throughout, every detail has been taken care of. Clean, modern finishes give the home a fresh feel while maintaining a practical, functional layout. With ample living space and a garage for added convenience, this property is ideal for larger households, first-time buyers, or anyone looking for a true turnkey home. FHA and VA buyers welcome, making this an easy and accessible opportunity to own a fully updated property without the hassle of renovations. Everything has been done, just move in and enjoy.

23. 2026-03-24
    listed $265,000 Active 782-char remark

    Show marketing remark (782 chars)

    20 Marietta St, North Adams is fully renovated, move-in ready, and packed with value. This spacious 5 bedroom, 2 full bath home has been completely redone from top to bottom. Featuring a brand new roof, all new appliances, updated kitchen and bathrooms, and new flooring throughout, every detail has been taken care of. Clean, modern finishes give the home a fresh feel while maintaining a practical, functional layout. With ample living space and a garage for added convenience, this property is ideal for larger households, first-time buyers, or anyone looking for a true turnkey home. FHA and VA buyers welcome, making this an easy and accessible opportunity to own a fully updated property without the hassle of renovations. Everything has been done, just move in and enjoy.

24. 2025-11-17
    soldstatus $97,500 Closed 407-char remark

    Show marketing remark (407 chars)

    Investor or handyman special! This spacious 5-bedroom home offers endless potential for the right buyer. Featuring a detached garage, and flexible layout, it's ready for your updates and personal touch. With some renovation, this property could be transformed into a beautiful family home or strong investment. Being sold as-is, it's a great opportunity to build equity in a convenient North Adams location.

25. 2025-10-18
    status Pending 407-char remark

    Show marketing remark (407 chars)

    Investor or handyman special! This spacious 5-bedroom home offers endless potential for the right buyer. Featuring a detached garage, and flexible layout, it's ready for your updates and personal touch. With some renovation, this property could be transformed into a beautiful family home or strong investment. Being sold as-is, it's a great opportunity to build equity in a convenient North Adams location.

26. 2025-10-07
    listed $99,000 Active 407-char remark

    Show marketing remark (407 chars)

    Investor or handyman special! This spacious 5-bedroom home offers endless potential for the right buyer. Featuring a detached garage, and flexible layout, it's ready for your updates and personal touch. With some renovation, this property could be transformed into a beautiful family home or strong investment. Being sold as-is, it's a great opportunity to build equity in a convenient North Adams location.

27. 2012-02-22
    soldstatus $83,000
28. 2012-02-22
    soldstatus $83,000
29. 2011-12-29
    listed $83,000
30. 2010-07-30
    soldstatus $79,000
31. 2009-09-28
    listed $89,900

ⓘ 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: $2,597 · $216/mo
• Projected year-2 tax: $2,768 · $231/mo
• Expected delta: +$171/yr (+$14/mo · 6.6%)

ⓘ 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 3/10 Moderate 9 d/yr ≥92°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,469
• − Mortgage interest: −$13,388
• − Property taxes: −$2,597
• − Insurance: −$1,195
• − Repairs & maintenance: −$2,038
• − Management: −$2,038
• − Depreciation: −$6,953
• Taxable loss: −$2,738
• Est. tax savings @ 24.0%: +$657
• After-tax cash flow: $1,946/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: North Adams
• NCES district ID: 2508670
• Math proficiency: 14% ▼ -13.00%
• Reading proficiency: 29% ▼ -11.00%
• Median HH income: $36,746
• Composite: 17.83/100
• National rank: #9006
• State rank: #291 of 302 in MA

Livability — North Adams

• Score: 55/100
• State rank: #242
• US rank: #23506

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Adams, MA
• City population: 14,967
• Population (ZIP): 14,967

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 5% Two or more races 4% Asian 3%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Lithuanian 15% Romanian 4% German 2%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · Other Indo-European 2% Spanish 2% French/Haitian/Cajun 0%

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: ▼ -6.22%
• Current HPI: 298.8949
• 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

+178.0% since first listed

12 events — show timeline

• 2026-04-23 Price Changed $249,900 BCMLS
• 2026-04-08 Relisted — BCMLS
• 2026-04-03 Listing Removed — BCMLS
• 2026-03-24 Listed $265,000 BCMLS
• 2025-11-17 Sold (MLS) $97,500 BCMLS
• 2025-10-18 Pending — BCMLS
• 2025-10-07 Listed $99,000 BCMLS
• 2012-02-22 Sold (Public Records) $83,000 Public Records
• 2012-02-22 Sold (MLS) $83,000 BCMLS
• 2011-12-29 Listed $83,000 BCMLS
• 2010-07-30 Sold (MLS) $79,000 BCMLS
• 2009-09-28 Listed $89,900 BCMLS

Property tax history

+5.1%/yr

Latest (2023): $2,597 · +9.9% YoY. Source: county tax records.