51 View St · Holyoke, MA 01040

$429,900

3 bd · 2.0 ba · 2,434 sqft · MultiFamily public records · 26 Days on market

Built 1910 6,752 sqft lot Est $424k · at est.

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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 +24.5/30.0
• DSCR +7.9/10.0
• ARV discount +6.8/15.0
• 1% rule +5.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

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

Welcome to this charming two-family owner-occupied property in the heart of Holyoke, MA. This beautifully maintained home features an updated first-floor unit with a modern kitchen, renovated bathroom, washer/dryer hookups, and a spacious master bedroom. The second-floor unit boasts a refreshed kitchen with new cabinets, countertops, and flooring, along with a partially finished attic offering an additional bedroom and extra living space. Great opportunity for the new home owner to add their own special touch with some minor improvements left A new roof was installed in 2022, 30 year transferable Warranty ensuring long-term durability and peace of mind. Conveniently located just minutes from shopping plazas, highway access, and local schools, this property is perfect for both investors and homeowners. With off-street parking, large backyard, and proximity to the Holyoke Mall, major highways, and schools, take this gem to the finish line while adding your personal touch!

Key facts

• Single-car garage
• Secure parking
• Laundry hookups

Tags

• UNIQUELY DESIGNED LIVING SPACE
• LAUNDRY HOOKUPS
• SINGLE-CAR GARAGE
• SECURE PARKING
• ADDITIONAL STORAGE SOLUTIONS
• GENEROUS OUTDOOR SPACE

Property features AI

Finance

• Other: Lot is approximately 0.16 acre with public road frontage and paved road access
• HOA & community: Access to public transportation, shopping, parks, golf, medical facilities, and highway

Exterior

• Parking: Detached garage (1 garage space); 1 covered parking space; 6 open parking spaces (7 total parking spaces); Paved driveway and off-street paved parking
• Utilities: Public water; Public sewer; Electric with circuit breakers (other electrical details noted)
• Home design: Two-family up/down configuration; Three total stories; 3-story building
• Construction: Built (year per public records); Total building area approximately 2,434; Above-grade finished area included in total
• Exterior features: Wood deck; Porch; Balcony/deck; Paved driveway and paved off-street parking

Interior

• Kitchen: Range; Dishwasher; Microwave; Refrigerator; Upgraded countertops and cabinets
• Bedrooms: Unit 1: single-level unit; Unit 2: two-level unit
• Flooring: Attic floored (other flooring not specified)
• Bathrooms: 2 full bathrooms (total)
• Heating & cooling: Hot water heating (oil and electric components); Window air conditioning units; Other heating and cooling features
• Interior features: Ceiling fans; Upgraded cabinets and countertops; Floored, walk-up, heated attic with storage; Living room and office/den; Laundry room; Picture window
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $430k.

Deal economics

• At list price, monthly cash flow is $885 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $430k).
• Recommended offer: $423k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 5.3% in Holyoke — 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 62/100 on livability (#203 in MA) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+, housing B; Watch: schools F, crime F, amenities F.
• Holyoke (suburban): math 5% / reading 14% proficiency, ranked #302 of 302 in MA (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 43 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 453 units permitted in Hampden County in 2024 (116 in 5+ unit buildings).
• At $4,621/mo this rent would consume 103% of the median local household income ($54k/yr) (locally 2404% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.
• Hampden County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($423k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 33y 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 $260k; list at $430k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 23% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $423,451 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.07% ✓
• Cap rate: 8.76%
• Cash-on-cash: 8.82%
• DSCR: 1.39
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $423,516
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14 Longwood Ave	0.07mi	4/2.0 (+1)	2,500 (+3%)	14mo	$360,000	$144	75
7 Willow St	0.15mi	4/2.0 (+1)	2,123 (-13%)	21mo	$370,000	$174	50

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: -2.9%
• Equity multiple: 0.89×
• Total profit: $-13,346
• Equity at exit: $64,099

10-year hold

• IRR: 6.7%
• Equity multiple: 1.50×
• Total profit: $60,738
• Equity at exit: $37,170

Cash invested: $120,372 (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 01040

• Home prices YoY: -33.2%
• Active inventory: 43
• Price-to-rent: 22.8×

Monthly cashflow live

• Estimated rent: $4,621 high
• Mortgage (P&I): −$2,254
• Tax from tax record: −$332 /mo · $3,983/yr
• Insurance: −$179
• HOA: −$0
• Vacancy / Maint / Mgmt: −$970
• Net cashflow: $885

Break-even live

Break-even rent $3,501

Max offer price $429,900

Occupancy floor 76%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,138
1× unit	1	1	$1,483
Total (3 units)			$4,621

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: $107,475
• Closing costs: $12,897
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Ridgewood Ave Holyoke, MA	3.0	1.5	1584	$2,499	$1.58	43d	1	0.97mi
297 Beech St Unit 3 Holyoke, MA	4.0	1.0	1600	$2,500	$1.56	43d	1	0.99mi

Listing history 21 events

1. 2026-06-18
   days on market $429,900 Active 26 DOM
2. 2026-06-17
   days on market $429,900 Active 25 DOM
3. 2026-06-16
   days on market $429,900 Active 24 DOM
4. 2026-06-15
   days on market $429,900 Active 23 DOM
5. 2026-06-14
   days on market $429,900 Active 21 DOM
6. 2026-06-10
   days on market $429,900 Active 18 DOM
7. 2026-06-09
   days on market $429,900 Active 17 DOM
8. 2026-06-08
   days on market $429,900 Active 16 DOM
9. 2026-06-07
   days on market $429,900 Active 15 DOM
10. 2026-06-03
    days on market $429,900 Active 11 DOM
11. 2026-06-02
    days on market $429,900 Active 10 DOM
12. 2026-06-01
    days on market $429,900 Active 9 DOM
13. 2026-05-31
    days on market $429,900 Active 8 DOM
14. 2026-05-30
    days on market $429,900 Active 7 DOM
15. 2026-05-23
    listed $429,900 New
16. 2024-08-02
    soldstatus $259,900 Sold 984-char remark

    Show marketing remark (984 chars)

    Welcome to this charming two-family owner-occupied property in the heart of Holyoke, MA. This beautifully maintained home features an updated first-floor unit with a modern kitchen, renovated bathroom, washer/dryer hookups, and a spacious master bedroom. The second-floor unit boasts a refreshed kitchen with new cabinets, countertops, and flooring, along with a partially finished attic offering an additional bedroom and extra living space. Great opportunity for the new home owner to add their own special touch with some minor improvements left A new roof was installed in 2022, 30 year transferable Warranty ensuring long-term durability and peace of mind. Conveniently located just minutes from shopping plazas, highway access, and local schools, this property is perfect for both investors and homeowners. With off-street parking, large backyard, and proximity to the Holyoke Mall, major highways, and schools, take this gem to the finish line while adding your personal touch!

17. 2024-07-03
    status Under Agreement 984-char remark

    Show marketing remark (984 chars)

    Welcome to this charming two-family owner-occupied property in the heart of Holyoke, MA. This beautifully maintained home features an updated first-floor unit with a modern kitchen, renovated bathroom, washer/dryer hookups, and a spacious master bedroom. The second-floor unit boasts a refreshed kitchen with new cabinets, countertops, and flooring, along with a partially finished attic offering an additional bedroom and extra living space. Great opportunity for the new home owner to add their own special touch with some minor improvements left A new roof was installed in 2022, 30 year transferable Warranty ensuring long-term durability and peace of mind. Conveniently located just minutes from shopping plazas, highway access, and local schools, this property is perfect for both investors and homeowners. With off-street parking, large backyard, and proximity to the Holyoke Mall, major highways, and schools, take this gem to the finish line while adding your personal touch!

18. 2024-06-19
    historical Contingent 984-char remark

    Show marketing remark (984 chars)

    Welcome to this charming two-family owner-occupied property in the heart of Holyoke, MA. This beautifully maintained home features an updated first-floor unit with a modern kitchen, renovated bathroom, washer/dryer hookups, and a spacious master bedroom. The second-floor unit boasts a refreshed kitchen with new cabinets, countertops, and flooring, along with a partially finished attic offering an additional bedroom and extra living space. Great opportunity for the new home owner to add their own special touch with some minor improvements left A new roof was installed in 2022, 30 year transferable Warranty ensuring long-term durability and peace of mind. Conveniently located just minutes from shopping plazas, highway access, and local schools, this property is perfect for both investors and homeowners. With off-street parking, large backyard, and proximity to the Holyoke Mall, major highways, and schools, take this gem to the finish line while adding your personal touch!

19. 2024-06-13
    listed $259,900 New 984-char remark

    Show marketing remark (984 chars)

    Welcome to this charming two-family owner-occupied property in the heart of Holyoke, MA. This beautifully maintained home features an updated first-floor unit with a modern kitchen, renovated bathroom, washer/dryer hookups, and a spacious master bedroom. The second-floor unit boasts a refreshed kitchen with new cabinets, countertops, and flooring, along with a partially finished attic offering an additional bedroom and extra living space. Great opportunity for the new home owner to add their own special touch with some minor improvements left A new roof was installed in 2022, 30 year transferable Warranty ensuring long-term durability and peace of mind. Conveniently located just minutes from shopping plazas, highway access, and local schools, this property is perfect for both investors and homeowners. With off-street parking, large backyard, and proximity to the Holyoke Mall, major highways, and schools, take this gem to the finish line while adding your personal touch!

20. 1993-12-17
    soldstatus $97,000 244-char remark

    Show marketing remark (244 chars)

    GREAT TWO FAMILY THAT IS VERY WELL MAINTAINED SECOND FLOOR APARTMENT HAS NEW KITCHEN W/OAK CABINETS.THIRD FLOOR WAS JUST COMPLETED & HAS FAMILY RM & 2 BDRMS.SEP WASHER & DRYER HOOKUP HOT WATER & ELEC. ALL APPTS. THRU LIST OFFICE

21. 1993-11-28
    listed $99,900 244-char remark

    Show marketing remark (244 chars)

    GREAT TWO FAMILY THAT IS VERY WELL MAINTAINED SECOND FLOOR APARTMENT HAS NEW KITCHEN W/OAK CABINETS.THIRD FLOOR WAS JUST COMPLETED & HAS FAMILY RM & 2 BDRMS.SEP WASHER & DRYER HOOKUP HOT WATER & ELEC. ALL APPTS. THRU LIST OFFICE

ⓘ 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: $3,983 · $332/mo
• Projected year-2 tax: $4,635 · $386/mo
• Expected delta: +$652/yr (+$54/mo · 16.4%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% 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: $55,452
• − Mortgage interest: −$24,081
• − Property taxes: −$3,983
• − Insurance: −$2,150
• − Repairs & maintenance: −$4,436
• − Management: −$4,436
• − Depreciation: −$12,506
• Taxable income: $3,860
• Est. tax owed @ 24.0%: −$926
• After-tax cash flow: $9,695/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: Holyoke
• NCES district ID: 2506270
• Math proficiency: 5% ▼ -7.00%
• Reading proficiency: 14% ▼ -5.00%
• Median HH income: $35,495
• Composite: 7.79/100
• National rank: #9934
• State rank: #302 of 302 in MA

Livability — Holyoke

• Score: 62/100
• State rank: #203
• US rank: #16308

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Holyoke, MA
• County: Hampden County · 230,965 people
• City population: 37,813
• Metro: Springfield, MA
• Population (ZIP): 37,813
• Household income: $53,605
• Rent vs Own: 58.7% rent · 41.3% own
• Severe rent burden: 2404.0

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: Majority Hispanic (52%)
• Race & ethnicity: Hispanic / Latino 52% White 43% Two or more races 23% Black 2%
• Hispanic origin (detail): Puerto Rican 45% Dominican 2%
• Common ancestry: Lithuanian 5% Romanian 4% Slovak 1%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 58% English-only · Spanish 39% Russian/Polish/Slavic 1% French/Haitian/Cajun 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: ▼ -146.03%
• Current HPI: 293.93
• Rent YoY: —
• Metro: Springfield, MA
• 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

+330.3% since first listed

7 events — show timeline

• 2026-05-23 Listed $429,900 MLS PIN
• 2024-08-02 Sold (MLS) $259,900 MLS PIN
• 2024-07-03 Pending — MLS PIN
• 2024-06-19 Contingent — MLS PIN
• 2024-06-13 Listed $259,900 MLS PIN
• 1993-12-17 Sold (MLS) $97,000 MLS PIN
• 1993-11-28 Listed $99,900 MLS PIN

Property tax history

+4.4%/yr

Latest (2023): $3,983 · -0.5% YoY. Source: county tax records.