3 Van Schaack Rd · Housatonic, MA 01266

$425,000

3 bd · 1.0 ba · 1,164 sqft · SingleFamily public records · 51 Days on market

Built 1890 0.75 ac lot $365/sqft · 28% below area Est $594k · 28% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +8.2/30.0
• Appreciation +6.4/10.0
• Schools +3.6/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +1.9/10.0

Listing remarks MLS

Charming home in a private setting, close to all area attractions. The oversized front porch leads you inside to a light filled first floor, with newly finished hardwood floors and high ceilings. The living and dining rooms offer flexible space for relaxing or entertaining. The kitchen has lovely southern light, as well as access to the back deck for summer dining. Upstairs are two generously sized bedrooms, and a full bathroom w/ laundry. The third floor has a finished bonus space as well as an unfinished storage area. Outdoor amenities include a nice size yard, storage shed, and an in-ground pool. The property has a new 3 bedroom septic system, and a full de-leading compliance certificate. Minutes to downtown W. Stockbridge, 10 minutes to Tanglewood, and 35 minutes to Albany.

Key facts

• Access to back deck
• Finished bonus space
• Private setting

Tags

• PRIVATE SETTING
• OVERSIZED FRONT PORCH
• NEWLY FINISHED HARDWOOD FLOORS
• HIGH CEILINGS
• ACCESS TO BACK DECK
• FINISHED BONUS SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $425k.

Deal economics

• At list price, monthly cash flow is $-396 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $355k (16.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $295k (30.6% below list).
• Recommended offer: $295k (30.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#236 in MA) — a working-class tenant base; expect higher turnover. Strengths: housing B; Watch: amenities F, commute F, cost of living D-.
• Berkshire Hills (rural): math 33% / reading 49% proficiency, ranked #197 of 302 in MA (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Muddy Brook Regional Elementary School (math 47% / reading 52%, grade D, #330 of 938 statewide, top 38%, 372 students, 0% FRL); W.E.B. Du Bois Regional Middle School (math 22% / reading 40%, grade F, #203 of 305 statewide, top 67%, 325 students, 0% FRL); Monument Mt Regional High (math 57% / reading 77%, grade B, #97 of 343 statewide, top 30%, 472 students, 0% FRL) — zoned schools average 0% FRL vs 21% district-wide (21 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 31 active listings in the ZIP; 130 units permitted in Berkshire County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($3k loan paydown + $12k appreciation (2.7% local appreciation)).
• Berkshire County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($412k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y 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.
• Current owner paid $235k; list at $425k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $294,856 (30.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.69% ✗
• Cap rate: 5.17%
• Cash-on-cash: -4.00%
• DSCR: 0.82
• GRM: 12.0

CMA / ARV

• ARV (median comp): $594,266
• List price: $425,000
• Delta: -28.48%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

2.71% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.9%
• Equity multiple: 1.16×
• Total profit: $19,321
• Equity at exit: $184,135

10-year hold

• IRR: 6.4%
• Equity multiple: 1.94×
• Total profit: $112,343
• Equity at exit: $278,475

Cash invested: $119,000 (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 01266

• Home prices YoY: 0.8%
• Active inventory: 31
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $2,949 medium
• Mortgage (P&I): −$2,229
• Tax from tax record: −$320 /mo · $3,839/yr
• Insurance: −$177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$619
• Net cashflow: $-396

Break-even live

Break-even rent $3,450

Max offer price $354,977

Occupancy floor —

Sensitivity live

Price	-10% $-156	-5% $-276	+0% $-396	+5% $-517	+10% $-637
Rent	-10% $-629	-5% $-513	+0% $-396	+5% $-280	+10% $-163
Rate	-1.0pp $-182	-0.5pp $-288	base $-396	+0.5pp $-507	+1.0pp $-619

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-08
   status Pending 789-char remark

   Show marketing remark (789 chars)

   Charming home in a private setting, close to all area attractions. The oversized front porch leads you inside to a light filled first floor, with newly finished hardwood floors and high ceilings. The living and dining rooms offer flexible space for relaxing or entertaining. The kitchen has lovely southern light, as well as access to the back deck for summer dining. Upstairs are two generously sized bedrooms, and a full bathroom w/ laundry. The third floor has a finished bonus space as well as an unfinished storage area. Outdoor amenities include a nice size yard, storage shed, and an in-ground pool. The property has a new 3 bedroom septic system, and a full de-leading compliance certificate. Minutes to downtown W. Stockbridge, 10 minutes to Tanglewood, and 35 minutes to Albany.

2. 2026-03-18
   listed $425,000 Active 789-char remark

   Show marketing remark (789 chars)

   Charming home in a private setting, close to all area attractions. The oversized front porch leads you inside to a light filled first floor, with newly finished hardwood floors and high ceilings. The living and dining rooms offer flexible space for relaxing or entertaining. The kitchen has lovely southern light, as well as access to the back deck for summer dining. Upstairs are two generously sized bedrooms, and a full bathroom w/ laundry. The third floor has a finished bonus space as well as an unfinished storage area. Outdoor amenities include a nice size yard, storage shed, and an in-ground pool. The property has a new 3 bedroom septic system, and a full de-leading compliance certificate. Minutes to downtown W. Stockbridge, 10 minutes to Tanglewood, and 35 minutes to Albany.

3. 2025-11-24
   historical
4. 2025-07-23
   status Active
5. 2025-05-02
   historical
6. 2024-08-28
   listed $425,000 Active
7. 2004-11-12
   soldstatus $235,000
8. 2004-11-10
   soldstatus $235,000
9. 2004-09-18
   listed $234,900

ⓘ 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: $3,839 · $320/mo
• Projected year-2 tax: $4,533 · $378/mo
• Expected delta: +$694/yr (+$58/mo · 18.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 17 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: $35,383
• − Mortgage interest: −$23,807
• − Property taxes: −$3,839
• − Insurance: −$2,125
• − Repairs & maintenance: −$2,831
• − Management: −$2,831
• − Depreciation: −$12,364
• Taxable loss: −$12,413
• Est. tax savings @ 24.0%: +$2,979
• After-tax cash flow: $-1,778/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: Berkshire Hills
• NCES district ID: 2502530
• Math proficiency: 33% ▼ -14.00%
• Reading proficiency: 49% ▼ -5.00%
• Median HH income: $54,413
• Composite: 35.69/100
• National rank: #4868
• State rank: #197 of 302 in MA

Livability — Housatonic

• Score: 56/100
• State rank: #236
• US rank: #22509

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 919

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 (92%)
• Race & ethnicity: White 92% Hispanic / Latino 4% Native American 2% Two or more races 2% Asian 1%
• Common ancestry: Lithuanian 8% Scotch-Irish 4% Slovak 4%
• Foreign-born: 8% · Canada, China
• Languages at home: 90% English-only · Spanish 5% French/Haitian/Cajun 1% Other Indo-European 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: ▲ 2.71%
• Current HPI: 324.1646
• 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

+80.9% since first listed

9 events — show timeline

• 2026-05-08 Pending — BCMLS
• 2026-03-18 Listed $425,000 BCMLS
• 2025-11-24 Listing Removed — BCMLS
• 2025-07-23 Relisted — BCMLS
• 2025-05-02 Listing Removed — BCMLS
• 2024-08-28 Listed $425,000 BCMLS
• 2004-11-12 Sold (Public Records) $235,000 Public Records
• 2004-11-10 Sold (MLS) $235,000 BCMLS
• 2004-09-18 Listed $234,900 BCMLS

Property tax history

+5.4%/yr

Latest (2023): $3,839 · +1.3% YoY. Source: county tax records.