26-28 Daniel St · Springfield, MA 01151

$359,900

4 bd · 2.0 ba · 1,728 sqft · MultiFamily · 21 Days on market

Built 1983 Fair condition 5,423 sqft lot Est $339k · 6% over

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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 +20.6/30.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• ARV discount +4.7/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Rare opportunity to own one or two side by side duplexes. 16-18 Daniel Street and 26-28 Daniel Street are listed separately with off street paved parking area between duplexes. Each duplex has one unit vacant and ready to occupy. All Units have a refrigerator, stove, and hookups for washer and dryer in separated basements. Each unit has spacious kitchen with eat in area, large bright living room, two large bedrooms upstairs with full bathroom. 16-18 Daniel has a larger back yard with lots of potential. Long term tenant on left side of each Duplex to remain with sale.

Key facts

• Separated basements
• Spacious kitchen
• Larger back yard

Tags

• OFF STREET PAVED PARKING
• SEPARATED BASEMENTS
• SPACIOUS KITCHEN
• LARGE BRIGHT LIVING ROOM
• LARGER BACK YARD

Property features AI

Finance

• HOA & community: Access to public transportation, shopping, and parks; Not a senior community

Exterior

• Parking: Open parking for 4 vehicles
• Utilities: Public water; Public sewer; Electric service with circuit breakers; Electric range hookup; Electric dryer hookup; Washer hookup
• Home design: 2-family side-by-side property; 6 total stories; Entry levels vary by unit
• Construction: Frame construction; Concrete perimeter foundation; Built (year per public records)
• Exterior features: Paved drive; Off-street open parking; Public road frontage; Shingle roof; Yellow exterior

Interior

• Kitchen: Range; Refrigerator
• Flooring: Vinyl flooring; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: Living room; Kitchen; Laundry room; Bathroom with tub & shower; Total of 8 rooms
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $360k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $480 ($6k/yr) — positive. Per door: $240/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $360k).
• Recommended offer: $355k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 5.1% in Springfield — 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 73/100 on livability (#97 in MA) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+, amenities A; Watch: schools D, crime F, employment D-.
• Springfield (urban): math 13% / reading 25% proficiency, ranked #296 of 302 in MA (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 81% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 13 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $11k 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 21 days — a 2% lower offer ($355k) is reasonable based on typical stale-listing flexibility.

Recommended offer $354,501 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 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?
7. 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?
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: 1.04% ✓
• Cap rate: 7.89%
• Cash-on-cash: 5.72%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $338,688
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13-15 Decatur St	0.24mi	4/2.0	1,824 (+6%)	4mo	$340,000	$186	76
36-38 Montcalm St	0.41mi	4/2.0	1,680 (-3%)	7mo	$350,000	$208	71
57-59 Martha St	0.09mi	4/2.0	1,976 (+14%)	4mo	$299,000	$151	68
1275 Worcester St	0.34mi	5/2.0 (+1)	1,865 (+8%)	8mo	$365,000	$196	59
57-59 Dubois St	0.51mi	4/2.0	1,632 (-6%)	17mo	$288,000	$176	53
140 Cardinal St	0.65mi	4/3.0	1,872 (+8%)	3mo	$420,000	$224	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: -7.4%
• Equity multiple: 0.73×
• Total profit: $-27,688
• Equity at exit: $53,662

10-year hold

• IRR: 2.2%
• Equity multiple: 1.15×
• Total profit: $15,490
• Equity at exit: $31,118

Cash invested: $100,772 (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 01151

• Home prices YoY: -11.1%
• Active inventory: 13
• Price-to-rent: 16.0×

Monthly cashflow live

• Estimated rent: $3,756 high
• Mortgage (P&I): −$1,887
• Tax est. 1.5%: −$450 /mo · $5,398/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$789
• Net cashflow: $480

Break-even live

Break-even rent $3,148

Max offer price $359,900

Occupancy floor 82%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,756
Total (2 units)			$3,756

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: $89,975
• Closing costs: $10,797
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19-21 Daniel St Unit 19 Springfield, MA	3.0	1.0	1050	$2,000	$1.90	43d	1	0.05mi
35 Healey St Unit 3rd Floor Indian Orchard, MA	3.0	1.0	1200	$2,000	$1.67	13d	1	0.37mi
1142 Boston Rd Unit 1142 Springfield, MA	3.0	1.5	2150	$2,475	$1.15	13d	1	0.95mi
137 Cobb St Springfield, MA	4.0	2.0	1500	$2,500	$1.67	43d	1	1.24mi
33 Cypress St Unit 35 Ludlow, MA	4.0	1.5	1250	$2,150	$1.72	21d	1	1.42mi

Listing history 17 events

1. 2026-06-18
   days on market $359,900 Active 21 DOM
2. 2026-06-17
   days on market $359,900 Active 20 DOM
3. 2026-06-16
   days on market $359,900 Active 19 DOM
4. 2026-06-15
   days on market $359,900 Active 18 DOM
5. 2026-06-14
   days on market $359,900 Active 16 DOM
6. 2026-06-13
   days on market $359,900 Active 15 DOM
7. 2026-06-10
   days on market $359,900 Active 13 DOM
8. 2026-06-09
   days on market $359,900 Active 12 DOM
9. 2026-06-08
   days on market $359,900 Active 11 DOM
10. 2026-06-07
    days on market $359,900 Active 10 DOM
11. 2026-06-05
    days on market $359,900 Active 7 DOM
12. 2026-06-03
    days on market $359,900 Active 6 DOM
13. 2026-06-02
    days on market $359,900 Active 5 DOM
14. 2026-06-01
    statusdays on market $359,900 Active 4 DOM
15. 2026-05-31
    days on market $359,900 New 3 DOM
16. 2026-05-30
    days on market $359,900 New 2 DOM
17. 2026-05-28
    listed $359,900 New

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $45,072
• − Mortgage interest: −$20,160
• − Property taxes: −$5,398
• − Insurance: −$1,800
• − Repairs & maintenance: −$3,606
• − Management: −$3,606
• − Depreciation: −$10,470
• Taxable income: $33
• Est. tax owed @ 24.0%: −$8
• After-tax cash flow: $5,753/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.

Condition & rehab AI · 13 photos

Fair 50/100 Moderate rehab

The property is in fair condition with some minor repairs and maintenance needed. Painting and landscaping can significantly increase its value.

Repairs flagged

• Minor Landscaping — Some areas of the lawn and landscaping could be improved.

Value-add opportunities

• Both Painting the exterior and interior — Painting can improve the curb appeal and interior aesthetics, making the property more attractive to potential buyers and renters.
• Both Landscaping — A well-maintained lawn and landscaping can enhance the property's curb appeal and make it more attractive to potential buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Some areas of the lawn and landscaping could be improved.	Minor	$500–3,000
Total estimated repair cost · 1 items		$500–3,000

Value-add ROI direction

• Both Painting the exterior and interior — Painting can improve the curb appeal and interior aesthetics, making the property more attractive to potential buyers and renters. ↑
• Both Landscaping — A well-maintained lawn and landscaping can enhance the property's curb appeal and make it more attractive to potential buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Springfield
• NCES district ID: 2511130
• Math proficiency: 13% ▼ -12.00%
• Reading proficiency: 25% ▼ -5.00%
• Median HH income: $34,938
• Composite: 15.6/100
• National rank: #9293
• State rank: #296 of 302 in MA

Livability — Springfield

• Score: 73/100
• State rank: #97
• US rank: #5195

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Springfield, MA
• City population: 61,006
• Population (ZIP): 9,627

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Hispanic / Latino 47% White 31% Two or more races 23% Black 17% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 37% Dominican 3%
• Common ancestry: Romanian 6% Lithuanian 5% Russian 2%
• Foreign-born: 12% · Canada
• Languages at home: 57% English-only · Spanish 38% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -43.91%
• Current HPI: 353.0147
• 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

1 event — show timeline

• 2026-05-28 Listed $359,900 MLS PIN