32 Margerie St · Westfield, MA 01085

$230,000

4 bd · 2.0 ba · 2,352 sqft · MultiFamily public records · 17 Days on market

Built 1930 8,960 sqft lot Est $346k · 33% under

---

Why this score? — see what drove the B+ 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.1/5.0
• Livability +3.7/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• 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 MLS

Great opportunity to own a well cared for owner occupied 2 family. Just move in and start renting. Newer heating systems, electrical and roof. 1st flr updated bath and kitchen. Appliances in both units remain. Make an offer before it is gone!!

Key facts

• Outdoor recreation
• Off street parking
• Convenient access

Tags

• TWO FAMILY PROPERTY
• LARGE BASEMENT
• OFF STREET PARKING
• VIBRANT DOWNTOWN
• OUTDOOR RECREATION
• CONVENIENT ACCESS

Property features AI

Finance

• Other: Buyer/Buyer agent to confirm all information including utilities and obtaining finals
• Financial info: Annual tax amount reported: $5,552 (2026)
• HOA & community: Not a senior community

Exterior

• Parking: 2 open parking spaces (2 total parking spaces)
• Utilities: Public water; Public sewer
• Home design: Multi-family property; 2 total stories; 2,352 sq ft above-grade finished area
• Construction: Built approximately (year per public records); Building total area 2,352
• Exterior features: Lot approximately 0.21 acres; Please use GPS for best navigation

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Total of 10 rooms

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $230k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $599/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $230k).
• Recommended offer: $227k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.5% vs local median 3.7% in Westfield — 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 (#103 in MA) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A, crime A-; Watch: commute C-, cost of living C-, amenities F.
• Westfield (suburban): math 29% / reading 45% proficiency, ranked #216 of 302 in MA (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.5%/yr); 60 active listings in the ZIP; solid renter incomes; 453 units permitted in Hampden County in 2024 (116 in 5+ unit buildings).
• At $3,658/mo this rent would consume 49% of the median local household income ($89k/yr) (locally 1029% 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 $7k 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.
• At projected returns (-3.0% appreciation + 6.5% rent growth), your $64k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 32y 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.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 24% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $226,550 (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. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.59% ✓
• Cap rate: 12.54%
• Cash-on-cash: 22.33%
• DSCR: 1.99
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $345,744
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
74 S Maple St	0.18mi	4/2.5	2,141 (-9%)	2mo	$180,000	$84	73
16 Yale St	0.66mi	4/2.0	2,380 (+1%)	6mo	$307,000	$129	62
21 Avery St	0.55mi	4/2.0	2,272 (-3%)	21mo	$335,000	$147	52
40 Crane Ave	0.51mi	4/2.0	2,004 (-15%)	14mo	$323,000	$161	39

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 · 6.46% rent growth · sell at horizon

5-year hold

• IRR: 19.1%
• Equity multiple: 1.81×
• Total profit: $52,337
• Equity at exit: $34,294

10-year hold

• IRR: 29.8%
• Equity multiple: 4.14×
• Total profit: $202,378
• Equity at exit: $19,886

Cash invested: $64,400 (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 01085

• Rents YoY: 6.5%
• Active inventory: 60
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $3,658 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$390 /mo · $4,676/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$768
• Net cashflow: $1,198

Break-even live

Break-even rent $2,141

Max offer price $230,000

Occupancy floor 62%

Sensitivity live

Price	-10% $1,328	-5% $1,263	+0% $1,198	+5% $1,133	+10% $1,068
Rent	-10% $909	-5% $1,054	+0% $1,198	+5% $1,343	+10% $1,487
Rate	-1.0pp $1,314	-0.5pp $1,257	base $1,198	+0.5pp $1,139	+1.0pp $1,078

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,658
Total (2 units)			$3,658

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-21
   days on market $230,000 Active 17 DOM
2. 2026-06-18
   days on market $230,000 Active 14 DOM
3. 2026-06-17
   days on market $230,000 Active 13 DOM
4. 2026-06-16
   days on market $230,000 Active 12 DOM
5. 2026-06-15
   days on market $230,000 Active 11 DOM
6. 2026-06-14
   days on market $230,000 Active 9 DOM
7. 2026-06-10
   days on market $230,000 Active 6 DOM
8. 2026-06-09
   days on market $230,000 Active 5 DOM
9. 2026-06-08
   statusdays on market $230,000 Active 4 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $230,000 New 3 DOM

ⓘ 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: $4,676 · $390/mo
• Projected year-2 tax: $4,676 · $390/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 24% 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: $43,896
• − Mortgage interest: −$12,884
• − Property taxes: −$4,676
• − Insurance: −$1,150
• − Repairs & maintenance: −$3,512
• − Management: −$3,512
• − Depreciation: −$6,691
• Taxable income: $11,472
• Est. tax owed @ 24.0%: −$2,753
• After-tax cash flow: $11,625/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: Westfield
• NCES district ID: 2512630
• Math proficiency: 29% ▼ -14.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $57,859
• Composite: 32.69/100
• National rank: #5648
• State rank: #216 of 302 in MA

Livability — Westfield

• Score: 73/100
• State rank: #103
• US rank: #5343

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westfield, MA
• County: Hampden County · 230,965 people
• City population: 41,102
• Metro: Springfield, MA
• Population (ZIP): 41,102
• Household income: $88,728
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 1029.0

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: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 10% Two or more races 6% Asian 4%
• Hispanic origin (detail): Puerto Rican 9%
• Common ancestry: Romanian 11% Lithuanian 9% Scotch-Irish 3%
• Foreign-born: 10% · Canada, China
• Languages at home: 84% English-only · Spanish 5% Russian/Polish/Slavic 5% Other Indo-European 3%

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: ▼ -297.65%
• Current HPI: 256.772
• Rent YoY: ▲ 6.46%
• 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

+187.5% since first listed

8 events — show timeline

• 2026-06-01 Listed $230,000 MLS PIN
• 2022-04-11 Sold (Public Records) $224,000 Public Records
• 2005-12-30 Sold (Public Records) $221,450 Public Records
• 2005-12-30 Sold (MLS) $221,450 MLS PIN
• 2005-10-25 Listed $219,900 MLS PIN
• 2005-08-31 Sold (Public Records) $175,000 Public Records
• 1994-12-02 Sold (MLS) $80,000 MLS PIN
• 1994-09-30 Listed $80,000 MLS PIN

Property tax history

+3.1%/yr

Latest (2022): $4,676 · +3.2% YoY. Source: county tax records.