500 Loop Rd · North Adams, MA 01256

$229,000

2 bd · 1.5 ba · 980 sqft · Manufactured public records · 28 Days on market

Built 1982 3.85 ac lot ↓ 24% since listing

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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 +10.9/30.0
• ARV discount +7.5/15.0
• Appreciation +6.2/10.0
• DSCR +3.2/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Schools +2.1/10.0

Listing remarks

Country Living in the lovely hamlet of Savoy. A 3 bedroom 1 bath manufactured home featuring kitchen, open living room with wood stove. Over 3.5 acres, multiple outbuildings included with power and heat. Wild life abounds, close to all cultural attractions, trails / state property. Title V completed, new carpets and new bathroom floor Possible some owner financing Start living the country life!

Key facts

• Open living room
• Wood stove
• New bathroom floor

Tags

• OPEN LIVING ROOM
• WOOD STOVE
• MULTIPLE OUTBUILDINGS
• NEW CARPETS
• NEW BATHROOM FLOOR

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $229k.

Deal economics

• At list price, monthly cash flow is $-99 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (7.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (27.2% below list).
• Recommended offer: $167k (27.2% 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.
• Savoy (rural): math 0% / reading 40% proficiency, ranked #365 of 371 in MA (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Emma L Miller Elementary School (math 30% / reading 30%, grade F, #657 of 938 statewide, top 70%, 40 students, 0% FRL) — zoned schools average 0% FRL vs 38% district-wide (38 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 6 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 $7k of equity ($2k loan paydown + $6k appreciation (2.5% local appreciation)).
• Berkshire County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Recommended offer $166,775 (27.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.73% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.84%
• DSCR: 0.92
• GRM: 11.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.49% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.2%
• Equity multiple: 1.24×
• Total profit: $15,099
• Equity at exit: $96,443

10-year hold

• IRR: 7.6%
• Equity multiple: 2.10×
• Total profit: $70,266
• Equity at exit: $143,743

Cash invested: $64,120 (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 01256

• Home prices YoY: 1.8%
• Active inventory: 6
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,668 medium
• Mortgage (P&I): −$1,201
• Tax from tax record: −$120 /mo · $1,437/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $-99

Break-even live

Break-even rent $1,792

Max offer price $211,592

Occupancy floor —

Sensitivity live

Price	-10% $31	-5% $-34	+0% $-99	+5% $-163	+10% $-228
Rent	-10% $-230	-5% $-164	+0% $-99	+5% $-33	+10% $33
Rate	-1.0pp $17	-0.5pp $-40	base $-99	+0.5pp $-158	+1.0pp $-218

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-03-31
   status Pending
2. 2026-03-03
   listed $229,000 Active
3. 2025-11-10
   status Pending
4. 2025-11-08
   historical
5. 2025-11-07
   historical
6. 2025-10-02
   price $255,000
7. 2025-09-18
   status Active
8. 2025-09-15
   historical
9. 2025-08-27
   price $275,000
10. 2025-05-12
    price $299,999
11. 2025-05-12
    listed $299,900 Active

ⓘ 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: $1,437 · $120/mo
• Projected year-2 tax: $2,127 · $177/mo
• Expected delta: +$690/yr (+$57/mo · 48.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥87°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: $20,013
• − Mortgage interest: −$12,828
• − Property taxes: −$1,437
• − Insurance: −$1,145
• − Repairs & maintenance: −$1,601
• − Management: −$1,601
• − Depreciation: −$6,662
• Taxable loss: −$5,260
• Est. tax savings @ 24.0%: +$1,263
• After-tax cash flow: $80/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: Savoy
• NCES district ID: 2510530
• Math proficiency: 0% ▬ 0.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $54,180
• Composite: 21.48/100
• National rank: #13629
• State rank: #365 of 371 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

• City population: 14,967
• Population (ZIP): 733

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 (97%)
• Race & ethnicity: White 97% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Romanian 15% Lithuanian 13% Italian 6%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▲ 2.49%
• Current HPI: 140.3059
• 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

-23.6% since first listed

11 events — show timeline

• 2026-03-31 Pending — BCMLS
• 2026-03-03 Listed $229,000 BCMLS
• 2025-11-10 Pending — BCMLS
• 2025-11-08 Listing Removed — BCMLS
• 2025-11-07 Listing Removed — BCMLS
• 2025-10-02 Price Changed $255,000 BCMLS
• 2025-09-18 Relisted — BCMLS
• 2025-09-15 Listing Removed — BCMLS
• 2025-08-27 Price Changed $275,000 BCMLS
• 2025-05-12 Price Changed $299,999 BCMLS
• 2025-05-12 Listed $299,900 BCMLS

Property tax history

+3.7%/yr

Latest (2023): $1,437 · +0.7% YoY. Source: county tax records.