86 W Main St · North Adams, MA 01247

$299,000

6 bd · 3.0 ba · 2,567 sqft · MultiFamily public records · 33 Days on market

Built 1900 2,247 sqft lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Excellent investment opportunity in North Adams! This well-maintained multi-family property features 3 income-producing units with additional value-add potential. The fully renovated basement studio is currently rented for $1,000/month. Apartment 2, located on the first floor, has been completely renovated and is currently vacant and marketed for rent at $2,000/month, making it ideal for an owner-occupant or investor seeking increased cash flow. Apartment 3 is currently rented for $1,300/month. The property also includes an attic space with potential to be converted into a 2-bedroom, 1-bath unit, offering the possibility to turn this property into a 4-unit building, subject to buyer due diligence and city approvals. Conveniently located near downtown, shopping, restaurants, and local attractions. Some photos of Apartment 2 have been virtually staged.

Key facts

• Attic space
• Completely renovated
• 2,247 sq ft lot

Tags

• INVESTMENT OPPORTUNITY
• MULTI-FAMILY PROPERTY
• COMPLETELY RENOVATED
• ATTIC SPACE
• POTENTIAL TO BE CONVERTED

Property features AI

Finance

• Other: Property is active; Address: 86 W Main St, North Adams MA 01247; Directions: Use GPS
• HOA & community: Community offers public transportation access, shopping, and nearby medical facility; Not a senior community

Exterior

• Parking: No open parking spaces listed
• Utilities: Public water; Public sewer
• Home design: 3-family property; 3 levels / 3 stories; 2,700 total building area (approximately 2,300 above grade and 400 below grade)
• Construction: Stone construction; Stone foundation; Built year as recorded in public records
• Exterior features: Zero lot line; Wood roof

Interior

• Bathrooms: 3 full bathrooms
• Interior features: 14 total rooms; Full, partially finished basement with walk-out access; Three total stories

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/?-bath units multifamily listed at $299k.

Deal economics

• At list price, monthly cash flow is $2k ($28k/yr) — positive. Per door: $592/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $299k).
• Recommended offer: $290k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.8% vs local median 5.8% in North Adams — 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 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, schools 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.
• 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 $9k 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 + 3.0% rent growth), your $84k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 26y 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 $182k; list at $299k implies a 64% 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 $290,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.77% ✓
• Cap rate: 15.79%
• Cash-on-cash: 33.93%
• DSCR: 2.51
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $192,525
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
164 - 166 Houghton St	0.33mi	6/2.5	2,550 (-1%)	2mo	$130,000	$51	80
86 W Main St	0.00mi	5/3.0 (-1)	2,567 (0%)	22mo	$182,000	$71	76
62-64 Chase Ave	0.39mi	6/4.0	2,522 (-2%)	2mo	$135,000	$54	73
66-68 Bracewell Ave	0.47mi	6/2.0	2,544 (-1%)	7mo	$111,500	$44	67
33-35 Hall St	0.57mi	5/2.0 (-1)	2,584 (+1%)	2mo	$279,900	$108	62
152 Furnance St	0.33mi	6/3.0	2,282 (-11%)	5mo	$325,000	$142	62
183 State St	0.43mi	5/3.0 (-1)	2,672 (+4%)	20mo	$200,000	$75	52
12-14 Orchard Ter	0.61mi	6/2.0	2,884 (+12%)	0mo	$161,000	$56	47
93-95 Bracewell Ave	0.43mi	7/2.5 (+1)	2,342 (-9%)	15mo	$248,000	$106	46
47-51 Franklin St	0.73mi	5/3.0 (-1)	2,366 (-8%)	13mo	$339,000	$143	37

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: 29.3%
• Equity multiple: 2.22×
• Total profit: $102,268
• Equity at exit: $44,582

10-year hold

• IRR: 36.6%
• Equity multiple: 4.38×
• Total profit: $282,937
• Equity at exit: $25,852

Cash invested: $83,720 (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: 18.8×

Monthly cashflow live

• Estimated rent: $5,306 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$132 /mo · $1,580/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,114
• Net cashflow: $2,368

Break-even live

Break-even rent $2,309

Max offer price $299,000

Occupancy floor 50%

Sensitivity live

Price	-10% $2,537	-5% $2,452	+0% $2,368	+5% $2,283	+10% $2,198
Rent	-10% $1,948	-5% $2,158	+0% $2,368	+5% $2,577	+10% $2,787
Rate	-1.0pp $2,518	-0.5pp $2,444	base $2,368	+0.5pp $2,290	+1.0pp $2,211

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	—	$5,308
Total (4 units)			$5,306

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Listing history 39 events

1. 2026-06-21
   days on market $299,000 Active 33 DOM
2. 2026-06-21
   days on market $299,000 Active 32 DOM
3. 2026-06-18
   days on market $299,000 Active 30 DOM
4. 2026-06-17
   days on market $299,000 Active 29 DOM
5. 2026-06-16
   days on market $299,000 Active 28 DOM
6. 2026-06-15
   days on market $299,000 Active 27 DOM
7. 2026-06-13
   days on market $299,000 Active 25 DOM
8. 2026-06-12
   days on market $299,000 Active 24 DOM
9. 2026-06-09
   days on market $299,000 Active 21 DOM
10. 2026-06-08
    days on market $299,000 Active 20 DOM
11. 2026-06-07
    days on market $299,000 Active 19 DOM
12. 2026-06-07
    days on market $299,000 Active 18 DOM
13. 2026-06-04
    days on market $299,000 Active 15 DOM
14. 2026-06-02
    days on market $299,000 Active 14 DOM
15. 2026-06-01
    days on market $299,000 Active 13 DOM
16. 2026-05-31
    days on market $299,000 Active 12 DOM
17. 2026-05-31
    days on market $299,000 Active 11 DOM
18. 2026-05-22
    listed $299,000 Active 862-char remark

    Show marketing remark (862 chars)

    Excellent investment opportunity in North Adams! This well-maintained multi-family property features 3 income-producing units with additional value-add potential. The fully renovated basement studio is currently rented for $1,000/month. Apartment 2, located on the first floor, has been completely renovated and is currently vacant and marketed for rent at $2,000/month, making it ideal for an owner-occupant or investor seeking increased cash flow. Apartment 3 is currently rented for $1,300/month. The property also includes an attic space with potential to be converted into a 2-bedroom, 1-bath unit, offering the possibility to turn this property into a 4-unit building, subject to buyer due diligence and city approvals. Conveniently located near downtown, shopping, restaurants, and local attractions. Some photos of Apartment 2 have been virtually staged.

19. 2026-05-22
    listed $299,000 Active 862-char remark

    Show marketing remark (862 chars)

    Excellent investment opportunity in North Adams! This well-maintained multi-family property features 3 income-producing units with additional value-add potential. The fully renovated basement studio is currently rented for $1,000/month. Apartment 2, located on the first floor, has been completely renovated and is currently vacant and marketed for rent at $2,000/month, making it ideal for an owner-occupant or investor seeking increased cash flow. Apartment 3 is currently rented for $1,300/month. The property also includes an attic space with potential to be converted into a 2-bedroom, 1-bath unit, offering the possibility to turn this property into a 4-unit building, subject to buyer due diligence and city approvals. Conveniently located near downtown, shopping, restaurants, and local attractions. Some photos of Apartment 2 have been virtually staged.

20. 2026-05-19
    listed $299,000 New
21. 2024-08-07
    soldstatus $182,000 Closed
22. 2024-07-03
    status Pending
23. 2024-06-07
    listed $235,000 Active
24. 2023-09-20
    soldstatus $161,000 Closed
25. 2023-07-18
    status Pending
26. 2023-07-12
    status Active
27. 2023-06-24
    status Pending
28. 2023-05-30
    listed $179,900 Active
29. 2023-01-05
    status Active
30. 2022-12-20
    status Pending
31. 2022-12-20
    historical
32. 2022-10-20
    listed $189,000 Active
33. 2022-01-21
    historical
34. 2021-10-04
    listed $150,000
35. 2011-12-07
    historical
36. 2011-06-07
    listed $79,900
37. 2001-01-16
    soldstatus $23,600
38. 2000-06-09
    listed $29,600
39. 1988-09-13
    soldstatus $82,475

ⓘ 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: $1,580 · $132/mo
• Projected year-2 tax: $2,629 · $219/mo
• Expected delta: +$1,049/yr (+$87/mo · 66.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 9 d/yr ≥92°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $63,672
• − Mortgage interest: −$16,749
• − Property taxes: −$1,580
• − Insurance: −$1,495
• − Repairs & maintenance: −$5,094
• − Management: −$5,094
• − Depreciation: −$8,698
• Taxable income: $24,963
• Est. tax owed @ 24.0%: −$5,991
• After-tax cash flow: $22,419/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

+262.5% since first listed

22 events — show timeline

• 2026-05-22 Listed $299,000 BCMLS
• 2026-05-22 Listed $299,000 Global MLS
• 2026-05-19 Listed $299,000 MLS PIN
• 2024-08-07 Sold (MLS) $182,000 BCMLS
• 2024-07-03 Pending — BCMLS
• 2024-06-07 Listed $235,000 BCMLS
• 2023-09-20 Sold (MLS) $161,000 BCMLS
• 2023-07-18 Pending — BCMLS
• 2023-07-12 Relisted — BCMLS
• 2023-06-24 Pending — BCMLS
• 2023-05-30 Listed $179,900 BCMLS
• 2023-01-05 Relisted — BCMLS
• 2022-12-20 Pending — BCMLS
• 2022-12-20 Listing Removed — BCMLS
• 2022-10-20 Listed $189,000 BCMLS
• 2022-01-21 Listing Removed — BCMLS
• 2021-10-04 Listed $150,000 BCMLS
• 2011-12-07 Listing Removed — BCMLS
• 2011-06-07 Listed $79,900 BCMLS
• 2001-01-16 Sold (MLS) $23,600 MLS PIN
• 2000-06-09 Listed $29,600 MLS PIN
• 1988-09-13 Sold (Public Records) $82,475 Public Records

Property tax history

-1.9%/yr

Latest (2023): $1,580 · -4.4% YoY. Source: county tax records.