60 White Fox Rd · Agawam Town, MA 01030

$320,000

2 bd · 1.0 ba · 1,676 sqft · SingleFamily public records · 38 Days on market

Built 1975 0.35 ac lot $191/sqft · 27% below area Est $437k · 27% 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).

• ARV discount +15.0/15.0
• Cash flow +14.7/30.0
• DSCR +4.5/10.0
• 1% rule +3.9/10.0
• Livability +3.8/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Flexible living space and plenty of potential! 2 bedrooms on the top floor and additional rooms in the basement -This property offers additional finished rooms in the basement that may accommodate extra living areas, providing the possibility for up to 4 total bedrooms depending on buyer needs and local code requirements. Home features approximately good amount of living space and includes a spacious room above the garage that adds to the functional layout. Situated on a . 35-acre lot with off-street parking, garage, interior and exterior basement access, and basement laundry area. Convenient layout with versatile space for extended living, home office, hobby rooms, or storage. This proper

Key facts

• Off-street parking
• 0.35 acre lot
• 2 garage spots

Tags

• FINISHED ROOMS IN THE BASEMENT
• SPACIOUS ROOM ABOVE THE GARAGE
• OFF-STREET PARKING
• BASEMENT LAUNDRY AREA

Property features AI

Finance

• Other: Buyer agent to confirm all information including utilities and boundary lines; Listing status: Active
• HOA & community: Not a senior community

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces; 3 open parking spaces (5 total parking spaces)
• Utilities: Public water; Private sewer
• Home design: Single-family residence; Approximately 1,676 above-grade finished square feet
• Construction: Year built per public records (approximate)
• Exterior features: Lot approximately 0.35 acres; Please use GPS for best navigation

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (oil); Cooling present (other)
• Interior features: 6 total rooms; Fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $80 ($959/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 $285k (10.9% below list).
• Recommended offer: $285k (10.9% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.8% in Agawam Town — 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 (#80 in MA, #4,208 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, employment A-; Watch: crime C-, cost of living D, amenities F.
• Agawam (suburban): math 36% / reading 46% proficiency, ranked #192 of 302 in MA (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 6 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 453 units permitted in Hampden County in 2024 (116 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 $10k of value loss. Plan a longer hold.
• Hampden County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($310k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $285,240 (10.9% below list)

Questions for the listing agent

1. It's been on market 38 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 1975 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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.
6. 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.
7. 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: 6.59%
• Cash-on-cash: 1.07%
• DSCR: 1.05
• GRM: 9.3

CMA / ARV

• ARV (median comp): $436,668
• List price: $320,000
• Delta: -26.72%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
491 S West St	0.17mi	3/1.0 (+1)	1,648 (-2%)	4mo	$385,000	$234	81
74 White Fox Rd	0.02mi	3/2.0 (+1)	1,764 (+5%)	1mo	$465,000	$264	80
171 White Fox Rd	0.25mi	3/2.0 (+1)	1,650 (-2%)	10mo	$419,000	$254	68
284 S West St	0.63mi	3/2.0 (+1)	1,730 (+3%)	21mo	$345,000	$199	39

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: -14.6%
• Equity multiple: 0.48×
• Total profit: $-46,742
• Equity at exit: $47,713

10-year hold

• IRR: -5.9%
• Equity multiple: 0.62×
• Total profit: $-34,066
• Equity at exit: $27,668

Cash invested: $89,600 (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 01030

• Home prices YoY: -20.6%
• Active inventory: 6
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,852 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$362 /mo · $4,344/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$599
• Net cashflow: $80

Break-even live

Break-even rent $2,751

Max offer price $320,000

Occupancy floor 92%

Sensitivity live

Price	-10% $261	-5% $171	+0% $80	+5% $-11	+10% $-101
Rent	-10% $-145	-5% $-33	+0% $80	+5% $193	+10% $305
Rate	-1.0pp $241	-0.5pp $161	base $80	+0.5pp $-3	+1.0pp $-87

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
409 Southwick St Feeding Hills, MA	3.0	1.5	1337	$2,200	$1.65	12d	1	1.14mi
1241 Halladay Ave W Suffield, CT	3.0	2.5	2083	$3,700	$1.78	12d	1	1.49mi

Listing history 15 events

1. 2026-06-18
   days on market $320,000 Active 38 DOM
2. 2026-06-17
   days on market $320,000 Active 37 DOM
3. 2026-06-16
   days on market $320,000 Active 36 DOM
4. 2026-06-15
   days on market $320,000 Active 35 DOM
5. 2026-06-14
   days on market $320,000 Active 33 DOM
6. 2026-06-10
   days on market $320,000 Active 30 DOM
7. 2026-06-09
   days on market $320,000 Active 29 DOM
8. 2026-06-08
   days on market $320,000 Active 28 DOM
9. 2026-06-07
   days on market $320,000 Active 27 DOM
10. 2026-06-03
    days on market $320,000 Active 23 DOM
11. 2026-06-02
    days on market $320,000 Active 22 DOM
12. 2026-06-01
    days on market $320,000 Active 21 DOM
13. 2026-05-31
    days on market $320,000 Active 20 DOM
14. 2026-05-30
    days on market $320,000 Active 19 DOM
15. 2026-05-11
    listed $320,000 New 942-char remark

ⓘ 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: $4,344 · $362/mo
• Projected year-2 tax: $4,344 · $362/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $34,229
• − Mortgage interest: −$17,925
• − Property taxes: −$4,344
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,738
• − Management: −$2,738
• − Depreciation: −$9,309
• Taxable loss: −$4,426
• Est. tax savings @ 24.0%: +$1,062
• After-tax cash flow: $2,022/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: Agawam
• NCES district ID: 2501800
• Math proficiency: 36% ▼ -18.00%
• Reading proficiency: 46% ▼ -5.00%
• Median HH income: $62,366
• Composite: 36.47/100
• National rank: #4660
• State rank: #192 of 302 in MA

Livability — Agawam Town

• Score: 75/100
• State rank: #80
• US rank: #4208

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Agawam Town, MA
• City population: 28,510
• Population (ZIP): 12,374

Population outlook (Hampden County) Hauer SSP2

• Today (2025): 485,646 people
• By 2030: 491,517 · +1.2%
• By 2040: 500,539 · +3.1%
• By 2050: 508,827 · +4.8%
• By 2075: 539,167 · +11.0%
• By 2100: 545,698 · +12.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 4% Two or more races 4% Black 2%
• Common ancestry: Lithuanian 11% Romanian 10% Scotch-Irish 3%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Russian/Polish/Slavic 2% Other Indo-European 1% Spanish 1%

Political lean MEDSL · Hampden

• 2024 margin: Lean D (+8.9) · D 53.4% · R 44.5% · Other 2.1%
• 2008→2024 swing: -16.4pp toward R · 2008: 25.3pp · 2024: 8.9pp
• All cycles: 2024: D+8.9 2020: D+17.7 2016: D+16.0 2012: D+25.4 2008: D+25.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.43%
• Current HPI: 286.9773
• 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

• 2026-05-11 Listed $320,000 MLS PIN

Property tax history

+2.6%/yr

Latest (2023): $4,344 · +2.8% YoY. Source: county tax records.