50 Elmwood Ave · Longmeadow, MA 01106

$349,925

3 bd · 2.0 ba · 2,060 sqft · Other · 237 Days on market

Built 2023 5,662 sqft lot

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Why this score? — see what drove the D+ 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 +17.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• Schools +5.4/10.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here is your opportunity to design and create your own home on a beautiful tree-lined street surrounded by the architectural beauty that Longmeadow is so well known for. This lot is fully approved to build to the previous home's original footprint with the submission of a building permit application and your home plans. Adjacent town property could potentially expand this footprint for a larger home design. Building lots in town are rare so if you have been trying without success to find that perfect home, here is your moment to make that happen!

Key facts

• 5,662 sq ft lot
• 4 parking spots
• Built 2023

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $350k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $315k (9.8% below list).
• Recommended offer: $308k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 3.6% in Longmeadow — 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 80/100 on livability (#38 in MA, #1,837 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, commute A+; Watch: amenities F, cost of living F.
• Longmeadow (suburban): math 50% / reading 66% proficiency, ranked #63 of 302 in MA (top 21%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 4% free/reduced lunch — higher-income household profile.
• Market conditions: 20 active listings in the ZIP; 453 units permitted in Hampden County in 2024 (116 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 $10k 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 237 days — a 12% lower offer ($308k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y ago; this cycle's ask has dropped $35k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $110k; list at $350k implies a 218% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $307,934 (12.0% below list)

Questions for the listing agent

1. It's been on market 237 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.90% ✗
• Cap rate: 7.21%
• Cash-on-cash: 3.27%
• DSCR: 1.15
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -11.2%
• Equity multiple: 0.59×
• Total profit: $-39,783
• Equity at exit: $52,175

10-year hold

• IRR: -2.0%
• Equity multiple: 0.87×
• Total profit: $-13,052
• Equity at exit: $30,255

Cash invested: $97,979 (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 01106

• Active inventory: 20
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $3,155 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$244 /mo · $2,934/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$662
• Net cashflow: $267

Break-even live

Break-even rent $2,817

Max offer price $349,925

Occupancy floor 87%

Sensitivity live

Price	-10% $465	-5% $366	+0% $267	+5% $168	+10% $69
Rent	-10% $18	-5% $142	+0% $267	+5% $391	+10% $516
Rate	-1.0pp $443	-0.5pp $356	base $267	+0.5pp $176	+1.0pp $84

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: $87,481
• Closing costs: $10,498
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $349,925 Active 237 DOM
2. 2026-06-17
   days on market $349,925 Active 236 DOM
3. 2026-06-16
   days on market $349,925 Active 235 DOM
4. 2026-06-15
   days on market $349,925 Active 234 DOM
5. 2026-06-13
   days on market $349,925 Active 232 DOM
6. 2026-06-13
   days on market $349,925 Active 231 DOM
7. 2026-06-10
   days on market $349,925 Active 229 DOM
8. 2026-06-09
   days on market $349,925 Active 228 DOM
9. 2026-06-08
   days on market $349,925 Active 227 DOM
10. 2026-06-07
    days on market $349,925 Active 226 DOM
11. 2026-06-05
    statusdays on market $349,925 Active 223 DOM
12. 2026-06-03
    days on market $349,925 Back On Market 222 DOM
13. 2026-06-02
    days on market $349,925 Back On Market 221 DOM
14. 2026-06-01
    days on market $349,925 Back On Market 220 DOM
15. 2026-06-01
    status $349,925 Back On Market 219 DOM
16. 2026-03-30
    status Under Agreement
17. 2025-11-11
    price $349,925
18. 2025-11-11
    price $364,925
19. 2025-08-23
    listed $384,925 New
20. 2021-10-04
    soldstatus $110,000 Sold 552-char remark

    Show marketing remark (552 chars)

    Here is your opportunity to design and create your own home on a beautiful tree-lined street surrounded by the architectural beauty that Longmeadow is so well known for. This lot is fully approved to build to the previous home's original footprint with the submission of a building permit application and your home plans. Adjacent town property could potentially expand this footprint for a larger home design. Building lots in town are rare so if you have been trying without success to find that perfect home, here is your moment to make that happen!

21. 2021-09-15
    status Under Agreement 552-char remark

    Show marketing remark (552 chars)

    Here is your opportunity to design and create your own home on a beautiful tree-lined street surrounded by the architectural beauty that Longmeadow is so well known for. This lot is fully approved to build to the previous home's original footprint with the submission of a building permit application and your home plans. Adjacent town property could potentially expand this footprint for a larger home design. Building lots in town are rare so if you have been trying without success to find that perfect home, here is your moment to make that happen!

22. 2021-09-01
    listed $120,000 New 552-char remark

    Show marketing remark (552 chars)

    Here is your opportunity to design and create your own home on a beautiful tree-lined street surrounded by the architectural beauty that Longmeadow is so well known for. This lot is fully approved to build to the previous home's original footprint with the submission of a building permit application and your home plans. Adjacent town property could potentially expand this footprint for a larger home design. Building lots in town are rare so if you have been trying without success to find that perfect home, here is your moment to make that happen!

23. 2004-08-30
    soldstatus $242,000
24. 2004-01-22
    soldstatus $220,500 237-char remark

    Show marketing remark (237 chars)

    INVITING SUNNY COLONIAL IN THE HEART OF LONGMEADOW.CENTER SCHOOL-LOTS OF ARCHITECTURAL DETAIL & SHINY HARDWOOD FLOORS, FIREPLACE,PORCH & STUDY. AVAILABLE FOR IMMEDIATE OCCUPANCY. PROPERTY BORDERED BY TOWN LAND FOR YOUR ENJOYMENT.

25. 2004-01-20
    soldstatus $220,500
26. 2003-09-23
    listed $221,000 237-char remark

    Show marketing remark (237 chars)

    INVITING SUNNY COLONIAL IN THE HEART OF LONGMEADOW.CENTER SCHOOL-LOTS OF ARCHITECTURAL DETAIL & SHINY HARDWOOD FLOORS, FIREPLACE,PORCH & STUDY. AVAILABLE FOR IMMEDIATE OCCUPANCY. PROPERTY BORDERED BY TOWN LAND FOR YOUR ENJOYMENT.

27. 1990-11-30
    soldstatus $138,500
28. 1987-05-29
    soldstatus $131,500

ⓘ 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: $2,934 · $244/mo
• Projected year-2 tax: $3,619 · $302/mo
• Expected delta: +$685/yr (+$57/mo · 23.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,855
• − Mortgage interest: −$19,601
• − Property taxes: −$2,934
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,028
• − Management: −$3,028
• − Depreciation: −$10,180
• Taxable loss: −$2,666
• Est. tax savings @ 24.0%: +$640
• After-tax cash flow: $3,841/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: Longmeadow
• NCES district ID: 2506990
• Math proficiency: 50% ▼ -19.00%
• Reading proficiency: 66% ▼ -6.00%
• Median HH income: $101,874
• Composite: 54.31/100
• National rank: #1369
• State rank: #63 of 302 in MA

Livability — Longmeadow

• Score: 80/100
• State rank: #38
• US rank: #1837

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Longmeadow, MA
• City population: 15,961
• Population (ZIP): 15,961

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 (85%)
• Race & ethnicity: White 85% Asian 6% Two or more races 6% Hispanic / Latino 3% Black 2%
• Common ancestry: Romanian 8% Lithuanian 5% German 3%
• Foreign-born: 14% · Canada, China
• Languages at home: 86% English-only · Other Indo-European 5% Spanish 2% Russian/Polish/Slavic 2%

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: ▼ -511.13%
• Current HPI: 247.1779
• 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

+166.1% since first listed

13 events — show timeline

• 2026-03-30 Pending — MLS PIN
• 2025-11-11 Price Changed $349,925 MLS PIN
• 2025-11-11 Price Changed $364,925 MLS PIN
• 2025-08-23 Listed $384,925 MLS PIN
• 2021-10-04 Sold (MLS) $110,000 MLS PIN
• 2021-09-15 Pending — MLS PIN
• 2021-09-01 Listed $120,000 MLS PIN
• 2004-08-30 Sold (Public Records) $242,000 Public Records
• 2004-01-22 Sold (MLS) $220,500 MLS PIN
• 2004-01-20 Sold (Public Records) $220,500 Public Records
• 2003-09-23 Listed $221,000 MLS PIN
• 1990-11-30 Sold (Public Records) $138,500 Public Records
• 1987-05-29 Sold (Public Records) $131,500 Public Records

Property tax history

-3.5%/yr

Latest (2023): $2,934 · -7.0% YoY. Source: county tax records.