308 Shaker Ridge Dr · Pittsfield, MA 12029

$840,000

4 bd · 3.0 ba · 2,189 sqft · SingleFamily public records · 166 Days on market

Built 1982 6.66 ac lot $384/sqft · 38% above area Est $609k · 38% over $42/mo HOA

---

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).

• Cash flow +26.9/30.0
• DSCR +9.3/10.0
• 1% rule +6.9/10.0
• Schools +5.1/10.0
• Appreciation +4.2/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

MAJOR PRICE IMPROVEMENT TO SELL!! Discover your own private sanctuary! Nestled in the woods, enjoy breathtaking Queechy Lake views from every level. Relax or entertain on spacious decks. Perfect retreat or full-time living with lake rights. The open floorplan floods the main living area with light and views. 3 bedrooms, a full bath on the bottom floor. The main bedroom ensuite on the top floor has an office you can step out on to your top deck to take it all in. No shortage of storage space in this 1980's custom home. An outside shower on the deck is another plus. A one car garage with a workout/yoga room attached is also included. A wonderful retreat to get away to or live full time. Tennis court nearby as is Berkshires for Skiing & culture. Hudson, Chatham, Albany, all within 30 minutes. Close to I-90, TSP and I-87.

Key facts

• Queechy lake view
• Open floor plan
• One car garage

Tags

• QUEECHY LAKE VIEW
• MULTI LEVEL DECKS
• OPEN FLOOR PLAN
• WALLS OF WINDOWS
• OUTDOOR SHOWER
• ONE CAR GARAGE

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $840k.

Deal economics

• At list price, monthly cash flow is $2k ($28k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $840k).
• Recommended offer: $739k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 3.6% in Pittsfield — 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 (#70 in MA, #3,820 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: employment C-, amenities D+, schools D.
• New Lebanon Central School District (rural): math 56% / reading 57% proficiency, ranked #313 of 755 in NY (top 42%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 1 comparable units currently listed for rent nearby; 136 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.5%/yr); year-one equity from $6k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.
• Columbia County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.5% appreciation + 3.0% rent growth), your $235k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 166 days — a 12% lower offer ($739k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $85k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $251k; list at $840k implies a 234% gain — meaningful room to come down on a strong offer.

Recommended offer $739,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 166 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D 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?
7. 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.
8. 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.
9. 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: 1.19% ✓
• Cap rate: 9.60%
• Cash-on-cash: 11.83%
• DSCR: 1.53
• GRM: 7.0

CMA / ARV

• ARV (median comp): $609,154
• List price: $840,000
• Delta: 37.90%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
319 Shaker Ridge Dr	0.09mi	3/2.5 (-1)	2,134 (-2%)	18mo	$658,000	$308	69
75 Shaker Ridge Dr	0.34mi	3/3.0 (-1)	2,047 (-6%)	9mo	$1,400,000	$684	61

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.3%
• Equity multiple: 1.27×
• Total profit: $63,977
• Equity at exit: $181,054

10-year hold

• IRR: 13.4%
• Equity multiple: 2.25×
• Total profit: $293,753
• Equity at exit: $172,182

Cash invested: $235,200 (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 12029

• Home prices YoY: -0.4%
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $10,000 medium
• Mortgage (P&I): −$4,405
• Tax from tax record: −$785 /mo · $9,422/yr
• Insurance: −$350
• HOA: −$42
• Vacancy / Maint / Mgmt: −$2,100
• Net cashflow: $2,318

Break-even live

Break-even rent $7,066

Max offer price $840,000

Occupancy floor 72%

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: $210,000
• Closing costs: $25,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
77 Vandenburg Rd Canaan, NY	3.0	3.5	2800	$10,000	$3.57	23d	1	1.09mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 29 events

1. 2026-06-19
   days on market $840,000 Active 166 DOM
2. 2026-06-18
   days on market $840,000 Active 165 DOM
3. 2026-06-17
   days on market $840,000 Active 164 DOM
4. 2026-06-16
   days on market $840,000 Active 163 DOM
5. 2026-06-15
   days on market $840,000 Active 162 DOM
6. 2026-06-14
   days on market $840,000 Active 160 DOM
7. 2026-06-12
   days on market $840,000 Active 159 DOM
8. 2026-06-09
   days on market $840,000 Active 156 DOM
9. 2026-06-08
   days on market $840,000 Active 155 DOM
10. 2026-06-07
    days on market $840,000 Active 154 DOM
11. 2026-06-03
    price $840,000 Active 149 DOM
12. 2026-06-02
    days on market $925,000 Active 149 DOM
13. 2026-06-01
    days on market $925,000 Active 148 DOM
14. 2026-05-31
    days on market $925,000 Active 147 DOM
15. 2026-05-30
    days on market $925,000 Active 146 DOM
16. 2026-01-04
    listed $925,000 Active 836-char remark

    Show marketing remark (1094 chars)

    Significant price reduction. Discover your own private sanctuary nestled in the woods, with a breathtaking Queechy Lake view from every level of the home. Relax or entertain on expansive multi‑level decks that overlook the water, perfect for a weekend retreat or full‑time lakeview living. The open floor plan and walls of windows flood the main living area with natural light and stunning views in every season. The home offers three comfortable bedrooms and a full bath on the lower level, plus a private main bedroom en‑suite on the top floor, along with an additional office or reading room ideal for work or quiet relaxation. An outdoor shower on the deck adds a special touch, allowing you to rinse off while taking in the lake scenery. A one‑car garage with an attached workout or yoga room provides even more flexible space for hobbies and wellness. This custom‑built 1980s home sits in a wooded compound that includes access to a tennis court and is just a short drive to premier Berkshire skiing and the rich cultural attractions of the region, including theaters, music, and museums

17. 2026-01-04
    listed $925,000 Active 1094-char remark

    Show marketing remark (1094 chars)

    Significant price reduction. Discover your own private sanctuary nestled in the woods, with a breathtaking Queechy Lake view from every level of the home. Relax or entertain on expansive multi‑level decks that overlook the water, perfect for a weekend retreat or full‑time lakeview living. The open floor plan and walls of windows flood the main living area with natural light and stunning views in every season. The home offers three comfortable bedrooms and a full bath on the lower level, plus a private main bedroom en‑suite on the top floor, along with an additional office or reading room ideal for work or quiet relaxation. An outdoor shower on the deck adds a special touch, allowing you to rinse off while taking in the lake scenery. A one‑car garage with an attached workout or yoga room provides even more flexible space for hobbies and wellness. This custom‑built 1980s home sits in a wooded compound that includes access to a tennis court and is just a short drive to premier Berkshire skiing and the rich cultural attractions of the region, including theaters, music, and museums

18. 2026-01-03
    price $925,000
19. 2025-12-26
    historical
20. 2025-10-03
    historical
21. 2025-09-16
    price $955,000
22. 2025-08-30
    price $975,000
23. 2025-08-30
    price $824,999
24. 2025-08-05
    price $955,000
25. 2025-08-05
    price $955,000
26. 2025-06-26
    listed $1,025,000 Active
27. 2025-06-26
    listed $1,025,000 Active
28. 2025-06-26
    listed $1,025,000 Active
29. 1994-09-12
    soldstatus $251,250

ⓘ 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: $9,422 · $785/mo
• Projected year-2 tax: $9,877 · $823/mo
• Expected delta: +$455/yr (+$38/mo · 4.8%)

ⓘ 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 1/10 Low 6 d/yr ≥91°F today · 14 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $120,000
• − Mortgage interest: −$47,053
• − Property taxes: −$9,422
• − Insurance: −$4,200
• − Repairs & maintenance: −$9,600
• − Management: −$9,600
• − HOA: −$504
• − Depreciation: −$24,436
• Taxable income: $15,185
• Est. tax owed @ 24.0%: −$3,644
• After-tax cash flow: $24,169/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: New Lebanon Central School District
• NCES district ID: 3620430
• Math proficiency: 56% ▲ 1.00%
• Reading proficiency: 57% ▼ -3.00%
• Median HH income: $60,848
• Composite: 50.96/100
• National rank: #3837
• State rank: #313 of 755 in NY

Livability — Pittsfield

• Score: 75/100
• State rank: #70
• US rank: #3820

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 44,848
• Population (ZIP): 1,017

Population outlook (Columbia County) Hauer SSP2

• Today (2025): 58,662 people
• By 2030: 56,557 · -3.6%
• By 2040: 51,324 · -12.5%
• By 2050: 45,790 · -21.9%
• By 2075: 35,232 · -39.9%
• By 2100: 25,846 · -55.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Black 5% Two or more races 3%
• Common ancestry: Slovak 8% Romanian 4% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 97% English-only · Other Asian/Pacific 1% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Columbia

• 2024 margin: D (+14.7) · D 57.4% · R 42.6%
• 2008→2024 swing: +1.3pp toward D · 2008: 13.4pp · 2024: 14.7pp
• All cycles: 2024: D+14.7 2020: D+16.7 2016: D+1.4 2012: D+11.7 2008: D+13.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.54%
• Current HPI: 384.886
• 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

+268.2% since first listed

14 events — show timeline

• 2026-01-04 Listed $925,000 Global MLS
• 2026-01-04 Listed $925,000 HVCRMLS
• 2026-01-03 Price Changed $925,000 Global MLS
• 2025-12-26 Listing Removed — Global MLS
• 2025-10-03 Listing Removed — BCMLS
• 2025-09-16 Price Changed $955,000 HVCRMLS
• 2025-08-30 Price Changed $975,000 BCMLS
• 2025-08-30 Price Changed $824,999 HVCRMLS
• 2025-08-05 Price Changed $955,000 Global MLS
• 2025-08-05 Price Changed $955,000 HVCRMLS
• 2025-06-26 Listed $1,025,000 HVCRMLS
• 2025-06-26 Listed $1,025,000 BCMLS
• 2025-06-26 Listed $1,025,000 Global MLS
• 1994-09-12 Sold (Public Records) $251,250 Public Records

Property tax history

-0.4%/yr

Latest (2025): $9,422 · +3.1% YoY. Source: county tax records.