70 Chase Ave · North Adams, MA 01247

$570,000

6 bd · 4.0 ba · 3,644 sqft · MultiFamily public records · 41 Days on market

Built 1870

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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 +20.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +4.4/10.0
• 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 (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Exceptional Investment Opportunity: Fully Renovated 4-Unit Property in North Adams, MA To Buy directly from owner. An unparalleled opportunity awaits to acquire a meticulously maintained, renovated four-unit multi-family property in the vibrant community of North Adams, Massachusetts. This offering presents an immediate income stream with all units currently rented, making it an ideal acquisition for a investor looking to enter own the lucrative real estate. Property Overview This expansive property features two distinct entrances (front and back) and houses four separate apartments, each recently renovated to a high standard. The thoughtful layout caters to diverse tenant needs, ensuring c

Key facts

• Fully renovated
• Strong rental yields
• Four-unit property

Tags

• FULLY RENOVATED
• FOUR-UNIT PROPERTY
• DISTINCT ENTRANCES
• RECENTLY RENOVATED
• STRONG RENTAL YIELDS

What this means for you Summary

Snapshot

• This is a 4 × 3-bed/1.5-bath units multifamily listed at $570k.

Deal economics

• At list price, monthly cash flow is $768 ($9k/yr) — positive. Per door: $192/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $535k (6.1% below list).
• Recommended offer: $535k (6.1% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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, crime 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.
• Zoned schools: Greylock (math 27% / reading 37%, grade F, #628 of 938 statewide, top 69%, 252 students, 0% FRL); Drury High (math 16% / reading 24%, grade F, #308 of 343 statewide, top 91%, 493 students, 0% FRL) — zoned schools average 0% FRL vs 53% district-wide (53 pts lower); this property's tenant base skews higher-income than the district average.
• 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 $4k of loan paydown is wiped out by about $17k 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.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($553k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $125k; list at $570k implies a 356% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1870 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $535,100 (6.1% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 6% 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 1870 — 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: 0.94% ✗
• Cap rate: 7.91%
• Cash-on-cash: 5.78%
• DSCR: 1.26
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $284,232
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
282-286 Houghton St	0.24mi	5/3.0 (-1)	3,380 (-7%)	19mo	$135,000	$40	52
18 Spring St	0.56mi	5/4.0 (-1)	3,581 (-2%)	20mo	$280,000	$78	50
209 Ashland St	0.75mi	5/3.0 (-1)	3,750 (+3%)	24mo	$295,000	$79	32

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: -7.4%
• Equity multiple: 0.73×
• Total profit: $-43,639
• Equity at exit: $84,989

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $24,146
• Equity at exit: $49,283

Cash invested: $159,600 (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: 35.5×

Monthly cashflow live

• Estimated rent: $5,351 medium
• Mortgage (P&I): −$2,989
• Tax from tax record: −$232 /mo · $2,787/yr
• Insurance: −$238
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,124
• Net cashflow: $768

Break-even live

Break-even rent $4,378

Max offer price $570,000

Occupancy floor 81%

Sensitivity live

Price	-10% $1,091	-5% $930	+0% $768	+5% $607	+10% $446
Rent	-10% $346	-5% $557	+0% $768	+5% $980	+10% $1,191
Rate	-1.0pp $1,055	-0.5pp $913	base $768	+0.5pp $621	+1.0pp $470

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

Units	Beds	Baths	Est. rent
▸ 4× units	3	1.5	$5,352
Total (4 units)			$5,351

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: $142,500
• Closing costs: $17,100
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-22
   days on market $570,000 Active 41 DOM
2. 2026-06-21
   days on market $570,000 Active 40 DOM
3. 2026-06-21
   days on market $570,000 Active 39 DOM
4. 2026-06-18
   days on market $570,000 Active 37 DOM
5. 2026-06-17
   days on market $570,000 Active 36 DOM
6. 2026-06-16
   days on market $570,000 Active 35 DOM
7. 2026-06-15
   days on market $570,000 Active 34 DOM
8. 2026-06-13
   days on market $570,000 Active 32 DOM
9. 2026-06-12
   days on market $570,000 Active 31 DOM
10. 2026-06-09
    days on market $570,000 Active 28 DOM
11. 2026-06-08
    days on market $570,000 Active 27 DOM
12. 2026-06-07
    days on market $570,000 Active 26 DOM
13. 2026-06-07
    days on market $570,000 Active 25 DOM
14. 2026-06-04
    days on market $570,000 Active 22 DOM
15. 2026-06-02
    days on market $570,000 Active 21 DOM
16. 2026-06-01
    days on market $570,000 Active 20 DOM
17. 2026-05-31
    days on market $570,000 Active 19 DOM
18. 2026-05-31
    days on market $570,000 Active 18 DOM
19. 2026-05-12
    listed $570,000 Active 788-char remark
20. 2023-09-25
    historical
21. 2023-09-15
    listed
22. 2005-11-25
    soldstatus $125,000
23. 2000-04-19
    soldstatus $42,000
24. 1987-09-15
    soldstatus $72,000

ⓘ 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: $2,787 · $232/mo
• Projected year-2 tax: $4,899 · $408/mo
• Expected delta: +$2,112/yr (+$176/mo · 75.8%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 9 d/yr ≥92°F today · 21 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: $64,212
• − Mortgage interest: −$31,929
• − Property taxes: −$2,787
• − Insurance: −$2,850
• − Repairs & maintenance: −$5,137
• − Management: −$5,137
• − Depreciation: −$16,582
• Taxable loss: −$210
• Est. tax savings @ 24.0%: +$50
• After-tax cash flow: $9,271/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

+691.7% since first listed

6 events — show timeline

• 2026-05-12 Listed $570,000 FSBO.com
• 2023-09-25 Rental Removed — APPFOLIO
• 2023-09-15 Listed for Rent — APPFOLIO
• 2005-11-25 Sold (Public Records) $125,000 Public Records
• 2000-04-19 Sold (Public Records) $42,000 Public Records
• 1987-09-15 Sold (Public Records) $72,000 Public Records

Property tax history

+3.9%/yr

Latest (2023): $2,787 · +2.7% YoY. Source: county tax records.