6 Maple St · Chester, MA 01011

$235,000

4 bd · 2.0 ba · 4,132 sqft · MultiFamily public records · 63 Days on market

Built 1900 5,227 sqft lot $57/sqft · at area comps Est $237k · at est.

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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 +28.3/30.0
• DSCR +10.0/10.0
• ARV discount +7.9/15.0
• 1% rule +7.6/10.0
• Appreciation +6.0/10.0
• Livability +3.7/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

This is an outstanding opportunity to buy at well below market value. Both units are in move in condition however a septic system will need to be installed at the buyer's expense. Each unit is very expansive with three bedrooms in each unit. Over 4,000 square feet of living area. Many updates including newer furnaces. This is a very smart investment for a cash buyer or a rehab type loan to remedy the septic system. Chester is a desirable town located in the Berkshire foothills.

Key facts

• 5,227 sq ft lot
• 2 parking spots
• Built 1900

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $235k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $235k).
• Recommended offer: $221k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 2.0% in Chester — 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 74/100 on livability (#91 in MA, #4,646 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A; Watch: schools C-, amenities F, commute F.
• Gateway (rural): math 25% / reading 42% proficiency, ranked #236 of 302 in MA (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 10 active listings in the ZIP; 453 units permitted in Hampden County in 2024 (116 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($2k loan paydown + $5k appreciation (1.9% local appreciation)).
• Hampden County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (1.9% appreciation + 3.0% rent growth), your $66k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($221k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $65k; list at $235k implies a 262% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.26% ✓
• Cap rate: 10.15%
• Cash-on-cash: 13.76%
• DSCR: 1.61
• GRM: 6.6

CMA / ARV

• ARV (median comp): $237,316
• List price: $235,000
• Delta: -0.98%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

1.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.7%
• Equity multiple: 1.52×
• Total profit: $34,416
• Equity at exit: $91,901

10-year hold

• IRR: 12.9%
• Equity multiple: 2.73×
• Total profit: $113,536
• Equity at exit: $131,734

Cash invested: $65,800 (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 01011

• Home prices YoY: 0.8%
• Active inventory: 10
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $2,969 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$261 /mo · $3,127/yr
• Insurance: −$98
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$623
• Net cashflow: $294

Break-even live

Break-even rent $2,597

Max offer price $235,000

Occupancy floor 85%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,970
Total (2 units)			$2,969

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $235,000 Active 63 DOM
2. 2026-06-17
   days on market $235,000 Active 62 DOM
3. 2026-06-16
   days on market $235,000 Active 61 DOM
4. 2026-06-15
   days on market $235,000 Active 60 DOM
5. 2026-06-14
   days on market $235,000 Active 58 DOM
6. 2026-06-13
   days on market $235,000 Active 57 DOM
7. 2026-06-10
   days on market $235,000 Active 55 DOM
8. 2026-06-09
   days on market $235,000 Active 54 DOM
9. 2026-06-08
   days on market $235,000 Active 53 DOM
10. 2026-06-07
    days on market $235,000 Active 52 DOM
11. 2026-06-05
    days on market $235,000 Active 49 DOM
12. 2026-06-03
    days on market $235,000 Active 48 DOM
13. 2026-06-02
    days on market $235,000 Active 47 DOM
14. 2026-06-01
    days on market $235,000 Active 46 DOM
15. 2026-05-31
    days on market $235,000 Active 45 DOM
16. 2026-05-30
    days on market $235,000 Active 44 DOM
17. 2026-04-16
    listed $235,000 New 482-char remark

    Show marketing remark (482 chars)

    This is an outstanding opportunity to buy at well below market value. Both units are in move in condition however a septic system will need to be installed at the buyer's expense. Each unit is very expansive with three bedrooms in each unit. Over 4,000 square feet of living area. Many updates including newer furnaces. This is a very smart investment for a cash buyer or a rehab type loan to remedy the septic system. Chester is a desirable town located in the Berkshire foothills.

18. 2021-04-07
    soldstatus $65,000 411-char remark

    Show marketing remark (411 chars)

    Cash or rehab loan only; large 2 family with 3 bedrooms each apartment; first floor was once a hardware store and second floor was once used for a bowling alley; many replacement windows; stove and refrigerator on second floor included; located in the center of town; part of exterior is local pink granite; being sold "as is"; buyer responsible for Title V inspection; be careful when showing

19. 2020-06-25
    listed $79,000 411-char remark

    Show marketing remark (411 chars)

    Cash or rehab loan only; large 2 family with 3 bedrooms each apartment; first floor was once a hardware store and second floor was once used for a bowling alley; many replacement windows; stove and refrigerator on second floor included; located in the center of town; part of exterior is local pink granite; being sold "as is"; buyer responsible for Title V inspection; be careful when showing

20. 1987-02-03
    soldstatus $25,000

ⓘ 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: $3,127 · $261/mo
• Projected year-2 tax: $3,127 · $261/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 7/10 Severe FEMA zone AE · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥92°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $35,628
• − Mortgage interest: −$13,164
• − Property taxes: −$3,127
• − Insurance: −$6,700
• − Repairs & maintenance: −$2,850
• − Management: −$2,850
• − Depreciation: −$6,836
• Taxable income: $101
• Est. tax owed @ 24.0%: −$24
• After-tax cash flow: $3,507/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: Gateway
• NCES district ID: 2505160
• Math proficiency: 25% ▼ -13.00%
• Reading proficiency: 42% ▼ -6.00%
• Median HH income: $65,894
• Composite: 30.56/100
• National rank: #6205
• State rank: #236 of 302 in MA

Livability — Chester

• Score: 74/100
• State rank: #91
• US rank: #4646

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chester, MA
• Population (ZIP): 1,205

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 (97%)
• Race & ethnicity: White 97%
• Common ancestry: Lithuanian 10% Romanian 8% Slovak 4%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 95% English-only · Russian/Polish/Slavic 2% Other Indo-European 2% German/W. Germanic 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: ▲ 1.94%
• Current HPI: 232.3072
• 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

+840.0% since first listed

4 events — show timeline

• 2026-04-16 Listed $235,000 MLS PIN
• 2021-04-07 Sold (MLS) $65,000 MLS PIN
• 2020-06-25 Listed $79,000 MLS PIN
• 1987-02-03 Sold (Public Records) $25,000 Public Records

Property tax history

+2.9%/yr

Latest (2023): $3,127 · +12.3% YoY. Source: county tax records.