216 Robbins Ave · Pittsfield, MA 01201

$315,000

6 bd · 4.0 ba · 2,925 sqft · MultiFamily public records · 34 Days on market

Built 1900 Est $225k · 40% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.4/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

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 MLS

Very well maintained 4 family. Top 2 units are Airbnb active and they come furnished. Both bottom units are rented. There is a large attic with potential to expand the top units. Plenty of off street parking along with a huge back yard. The potential income could be more than expected with this house. Located close to downtown, shopping, Barrington Stage Co and so much more.

Key facts

• Plenty of parking
• Built 1900
• Listed 34 days

Tags

• PLENTY OF PARKING
• POTENTIAL RENTAL INCOME

What this means for you Summary

Snapshot

• This is a 2×2bd/2ba + 2×2bd/1ba units multifamily listed at $315k.

Deal economics

• At list price, monthly cash flow is $3k ($33k/yr) — positive. Per door: $687/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $315k).
• Recommended offer: $306k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.8% 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.
• Pittsfield (urban): math 19% / reading 34% proficiency, ranked #272 of 302 in MA (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+7.7%/yr); 275 active listings in the ZIP; 130 units permitted in Berkshire County in 2024 (10 in 5+ unit buildings).
• At $5,938/mo this rent would consume 100% of the median local household income ($71k/yr) (locally 1580% 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 $2k of loan paydown is wiped out by about $9k 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.
• At projected returns (-3.0% appreciation + 7.7% rent growth), your $88k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($306k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 23y 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 $172k; list at $315k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $305,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% 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 1900 — 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 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?
7. 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?
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: 1.89% ✓
• Cap rate: 16.76%
• Cash-on-cash: 37.37%
• DSCR: 2.66
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $225,225
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
288 Bradford St	0.13mi	7/4.0 (+1)	2,848 (-3%)	7mo	$319,000	$112	79
8-10 Daniels Ave	0.30mi	6/2.5	3,040 (+4%)	9mo	$131,512	$43	66
61 Seymour St	0.27mi	6/2.0	2,736 (-6%)	4mo	$210,000	$77	65
1-3 Hall Pl	0.21mi	6/3.0	2,646 (-10%)	9mo	$250,000	$94	63
27-29 Daniels Ave	0.25mi	6/2.5	3,216 (+10%)	8mo	$145,000	$45	59
67-69 Seymour St	0.28mi	6/2.0	2,736 (-6%)	13mo	$195,000	$71	58
10-12 Stoddard Ave	0.59mi	6/2.5	2,840 (-3%)	6mo	$152,000	$54	57
21 Pleasant St	0.67mi	7/4.0 (+1)	2,951 (+1%)	10mo	$375,000	$127	54
119 Lenox Ave Unit 1 & 2	0.74mi	5/2.0 (-1)	2,940 (+0%)	7mo	$292,000	$99	46
1 Rostone Pl	0.68mi	7/3.0 (+1)	3,180 (+9%)	6mo	$380,000	$119	40
30 Lenox Ave	0.56mi	7/3.0 (+1)	3,360 (+15%)	1mo	$125,000	$37	39
71 Center St	0.73mi	6/8.0	2,709 (-7%)	1mo	$80,000	$30	37

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 · 7.72% rent growth · sell at horizon

5-year hold

• IRR: 38.3%
• Equity multiple: 2.74×
• Total profit: $153,400
• Equity at exit: $46,968

10-year hold

• IRR: 47.0%
• Equity multiple: 6.58×
• Total profit: $492,309
• Equity at exit: $27,235

Cash invested: $88,200 (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 01201

• Rents YoY: 7.7%
• Active inventory: 275
• Price-to-rent: 17.7×

Monthly cashflow live

• Estimated rent: $5,938 medium
• Mortgage (P&I): −$1,652
• Tax from tax record: −$161 /mo · $1,931/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,247
• Net cashflow: $2,747

Break-even live

Break-even rent $2,461

Max offer price $315,000

Occupancy floor 49%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$2,970
▸ 2× units	2	1	$2,970
Total (4 units)			$5,938

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-16
   status $315,000 Under Contract 34 DOM
2. 2026-06-15
   days on market $315,000 Active 34 DOM
3. 2026-06-14
   days on market $315,000 Active 32 DOM
4. 2026-06-12
   days on market $315,000 Active 31 DOM
5. 2026-06-09
   days on market $315,000 Active 28 DOM
6. 2026-06-08
   days on market $315,000 Active 27 DOM
7. 2026-06-07
   days on market $315,000 Active 26 DOM
8. 2026-06-05
   days on market $315,000 Active 23 DOM
9. 2026-06-02
   days on market $315,000 Active 21 DOM
10. 2026-06-01
    days on market $315,000 Active 20 DOM
11. 2026-05-31
    days on market $315,000 Active 19 DOM
12. 2026-05-30
    days on market $315,000 Active 18 DOM
13. 2026-05-12
    listed $315,000 Active 433-char remark
14. 2023-06-09
    soldstatus $172,500 Closed 381-char remark

    Show marketing remark (381 chars)

    Very well maintained 4 family. Top 2 units are Airbnb active and they come furnished. Both bottom units are rented. There is a large attic with potential to expand the top units. Plenty of off street parking along with a huge back yard. The potential income could be more than expected with this house. Located close to downtown, shopping, Barrington Stage Co and so much more.

15. 2023-05-10
    status Pending 381-char remark

    Show marketing remark (381 chars)

    Very well maintained 4 family. Top 2 units are Airbnb active and they come furnished. Both bottom units are rented. There is a large attic with potential to expand the top units. Plenty of off street parking along with a huge back yard. The potential income could be more than expected with this house. Located close to downtown, shopping, Barrington Stage Co and so much more.

16. 2023-05-08
    status Active 381-char remark

    Show marketing remark (381 chars)

    Very well maintained 4 family. Top 2 units are Airbnb active and they come furnished. Both bottom units are rented. There is a large attic with potential to expand the top units. Plenty of off street parking along with a huge back yard. The potential income could be more than expected with this house. Located close to downtown, shopping, Barrington Stage Co and so much more.

17. 2023-05-08
    historical 381-char remark

    Show marketing remark (381 chars)

    Very well maintained 4 family. Top 2 units are Airbnb active and they come furnished. Both bottom units are rented. There is a large attic with potential to expand the top units. Plenty of off street parking along with a huge back yard. The potential income could be more than expected with this house. Located close to downtown, shopping, Barrington Stage Co and so much more.

18. 2023-04-04
    status Pending 381-char remark

    Show marketing remark (381 chars)

    Very well maintained 4 family. Top 2 units are Airbnb active and they come furnished. Both bottom units are rented. There is a large attic with potential to expand the top units. Plenty of off street parking along with a huge back yard. The potential income could be more than expected with this house. Located close to downtown, shopping, Barrington Stage Co and so much more.

19. 2023-03-29
    listed $179,900 Active 381-char remark

    Show marketing remark (381 chars)

    Very well maintained 4 family. Top 2 units are Airbnb active and they come furnished. Both bottom units are rented. There is a large attic with potential to expand the top units. Plenty of off street parking along with a huge back yard. The potential income could be more than expected with this house. Located close to downtown, shopping, Barrington Stage Co and so much more.

20. 2022-12-08
    status Active
21. 2022-11-03
    status Pending
22. 2022-11-03
    historical
23. 2022-10-24
    listed $189,900 Active
24. 2009-09-03
    historical
25. 2009-06-03
    listed $116,500
26. 2008-12-03
    historical
27. 2008-09-03
    listed $119,900
28. 2008-08-28
    historical
29. 2008-05-28
    listed $139,900
30. 2007-11-09
    historical
31. 2007-01-11
    listed $139,900
32. 2003-08-18
    soldstatus $62,000
33. 2003-08-18
    soldstatus $62,000
34. 2003-04-01
    listed $70,000

ⓘ 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: $1,931 · $161/mo
• Projected year-2 tax: $2,903 · $242/mo
• Expected delta: +$972/yr (+$81/mo · 50.3%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $71,256
• − Mortgage interest: −$17,645
• − Property taxes: −$1,931
• − Insurance: −$1,575
• − Repairs & maintenance: −$5,700
• − Management: −$5,700
• − Depreciation: −$9,164
• Taxable income: $29,541
• Est. tax owed @ 24.0%: −$7,090
• After-tax cash flow: $25,874/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: Pittsfield
• NCES district ID: 2509630
• Math proficiency: 19% ▼ -10.00%
• Reading proficiency: 34% ▼ -2.00%
• Median HH income: $44,032
• Composite: 22.67/100
• National rank: #8046
• State rank: #272 of 302 in MA

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

• Census place: Pittsfield, MA
• County: Berkshire County · 44,848 people
• City population: 44,848
• Metro: Pittsfield, MA
• Population (ZIP): 44,848
• Household income: $71,093
• Rent vs Own: 36.5% rent · 63.5% own
• Severe rent burden: 1580.0

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 (78%)
• Race & ethnicity: White 78% Two or more races 10% Hispanic / Latino 9% Black 5% Asian 1%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Lithuanian 8% Romanian 6% Slovak 2%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 6% Other Indo-European 1% Russian/Polish/Slavic 1%

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: ▼ -199.88%
• Current HPI: 283.3421
• Rent YoY: ▲ 7.72%
• Metro: Pittsfield, 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

+350.0% since first listed

23 events — show timeline

• 2026-06-16 Pending — FSBO.com
• 2026-05-12 Listed $315,000 FSBO.com
• 2023-06-09 Sold (MLS) $172,500 BCMLS
• 2023-05-10 Pending — BCMLS
• 2023-05-08 Relisted — BCMLS
• 2023-05-08 Listing Removed — BCMLS
• 2023-04-04 Pending — BCMLS
• 2023-03-29 Listed $179,900 BCMLS
• 2022-12-08 Relisted — BCMLS
• 2022-11-03 Pending — BCMLS
• 2022-11-03 Listing Removed — BCMLS
• 2022-10-24 Listed $189,900 BCMLS
• 2009-09-03 Listing Removed — BCMLS
• 2009-06-03 Listed $116,500 BCMLS
• 2008-12-03 Listing Removed — BCMLS
• 2008-09-03 Listed $119,900 BCMLS
• 2008-08-28 Listing Removed — BCMLS
• 2008-05-28 Listed $139,900 BCMLS
• 2007-11-09 Listing Removed — BCMLS
• 2007-01-11 Listed $139,900 BCMLS
• 2003-08-18 Sold (Public Records) $62,000 Public Records
• 2003-08-18 Sold (MLS) $62,000 BCMLS
• 2003-04-01 Listed $70,000 BCMLS

Property tax history

+1.4%/yr

Latest (2023): $1,931 · +3.7% YoY. Source: county tax records.