24 Greenleaves Dr #406 · Amherst Town, MA 01002

$249,000

1 bd · 1.0 ba · 675 sqft · Condo public records · 44 Days on market

Built 2004 $220/mo HOA · 10% of rent

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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 +10.4/30.0
• ARV discount +7.5/15.0
• Schools +6.1/10.0
• Rent growth +4.8/5.0
• 1% rule +4.1/10.0
• DSCR +3.0/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Greenleaves, a 55+ community that is well maintained and inviting. This first floor, one bedroom, one bathroom condo with in-unit laundry is comfort, simplicity and convenience at its best and is located close to the main entrance and all common areas. New HVAC and hot water tank (2024) and newer handicapped walk-in shower. Take advantage of the common areas such as the library/game room and the clubroom with kitchen for your gatherings. Easy access to the bike path, walking paths, shops and restaurants.

Key facts

• $220 HOA
• Parking
• Built 2004

Property features AI

Finance

• HOA & community: Monthly association fee of $220; HOA covers water, sewer, insurance, structure maintenance, road maintenance, grounds maintenance, snow removal, and trash; Community amenities include elevator(s) and a clubhouse; Pets allowed with restrictions; Community features: public transportation, shopping, park, golf, medical facility, bike path, conservation area, house of worship, adult community

Exterior

• Parking: One open paved parking space in a common area
• Security: Intercom
• Utilities: Public water; Public sewer; Electric service with circuit breakers
• Home design: Condominium with attached units; One story (entry level 1); Approximate year built (per appraiser)
• Construction: Frame construction; Mid-rise structure
• Exterior features: Shingle roof; Intercom building entry; Mid-rise condominium in Greenleaves Condominiums; Building entry at level 1

Interior

• Kitchen: Range; Dishwasher; Microwave; Refrigerator; Remodeled kitchen with dining area
• Bedrooms: Master bedroom on the first floor with closet and laminate flooring
• Flooring: Laminate
• Bathrooms: One full bathroom on the first floor with a shower stall and laminate flooring
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Laminate flooring throughout; Dining area; Remodeled kitchen
• Laundry & utility: In-unit washer and dryer on the first floor

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $249k.

Deal economics

• At list price, monthly cash flow is $-131 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (9.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (9.3% below list).
• Recommended offer: $226k (9.3% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 3.4% in Amherst Town — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Amherst-Pelham (suburban): math 67% / reading 76% proficiency, ranked #39 of 302 in MA (top 13%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Crocker Farm Elementary (math 42% / reading 62%, grade C-, #287 of 938 statewide, top 33%, 345 students, 0% FRL); Amherst Regional Middle School (math 52% / reading 67%, grade B, #42 of 305 statewide, top 15%, 372 students, 0% FRL); Amherst Regional High (math 77% / reading 87%, grade A, #33 of 343 statewide, top 11%, 858 students, 0% FRL) — zoned schools average 0% FRL vs 22% district-wide (22 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+9.3%/yr); 53 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 349 units permitted in Hampshire County in 2024 (185 in 5+ unit buildings).
• This rent runs 38% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Hampshire 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 44 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y 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.

Recommended offer $225,771 (9.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.91% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.26%
• DSCR: 0.90
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -13.9%
• Equity multiple: 0.47×
• Total profit: $-36,609
• Equity at exit: $37,127

10-year hold

• IRR: 2.0%
• Equity multiple: 1.18×
• Total profit: $12,303
• Equity at exit: $21,529

Cash invested: $69,720 (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 01002

• Rents YoY: 9.3%
• Active inventory: 53
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,258 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$285 /mo · $3,421/yr
• Insurance: −$104
• HOA: −$220
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $-131

Break-even live

Break-even rent $2,424

Max offer price $225,854

Occupancy floor —

Sensitivity live

Price	-10% $10	-5% $-61	+0% $-131	+5% $-202	+10% $-272
Rent	-10% $-309	-5% $-220	+0% $-131	+5% $-42	+10% $47
Rate	-1.0pp $-6	-0.5pp $-68	base $-131	+0.5pp $-196	+1.0pp $-261

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 University Dr S Amherst, MA	1.0	1.0	470	$2,100	$4.47	15d	8	0.33mi
156a Brittany Manor Dr Amherst, MA	2.0	1.0	800	$2,048	$2.56	15d	1	0.78mi
26 Spring St Amherst, MA	—	1.0	365	$2,035	$5.58	15d	1	1.25mi
75 Cowles Ln Amherst, MA	1.0–3.0	1.0–2.0	876	$2,270	$2.59	15d	19	1.34mi
1 E Pleasant St Amherst, MA	2.0	1.0–2.0	639	$2,662	$4.16	15d	1	1.43mi
11 E Pleasant St Amherst, MA	2.0	1.0	627	$2,690	$4.29	15d	1	1.46mi

HOA detail condo

• Monthly dues: $220 · $2,640/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-21
   days on market $249,000 Active 44 DOM
2. 2026-06-18
   days on market $249,000 Active 41 DOM
3. 2026-06-17
   days on market $249,000 Active 40 DOM
4. 2026-06-16
   days on market $249,000 Active 39 DOM
5. 2026-06-15
   days on market $249,000 Active 38 DOM
6. 2026-06-14
   days on market $249,000 Active 36 DOM
7. 2026-06-13
   days on market $249,000 Active 35 DOM
8. 2026-06-10
   days on market $249,000 Active 33 DOM
9. 2026-06-09
   days on market $249,000 Active 32 DOM
10. 2026-06-08
    days on market $249,000 Active 31 DOM
11. 2026-06-07
    days on market $249,000 Active 30 DOM
12. 2026-06-05
    days on market $249,000 Active 27 DOM
13. 2026-06-03
    days on market $249,000 Active 26 DOM
14. 2026-06-02
    days on market $249,000 Active 25 DOM
15. 2026-06-01
    days on market $249,000 Active 24 DOM
16. 2026-05-31
    days on market $249,000 Active 23 DOM
17. 2026-05-30
    days on market $249,000 Active 22 DOM
18. 2026-05-08
    listed $249,000 New
19. 2025-11-05
    status Under Agreement 521-char remark

    Show marketing remark (521 chars)

    Welcome to Greenleaves, a 55+ community that is well maintained and inviting. This first floor, one bedroom, one bathroom condo with in-unit laundry is comfort, simplicity and convenience at its best and is located close to the main entrance and all common areas. New HVAC and hot water tank (2024) and newer handicapped walk-in shower. Take advantage of the common areas such as the library/game room and the clubroom with kitchen for your gatherings. Easy access to the bike path, walking paths, shops and restaurants.

20. 2025-10-31
    soldstatus $227,500 Sold 521-char remark

    Show marketing remark (521 chars)

    Welcome to Greenleaves, a 55+ community that is well maintained and inviting. This first floor, one bedroom, one bathroom condo with in-unit laundry is comfort, simplicity and convenience at its best and is located close to the main entrance and all common areas. New HVAC and hot water tank (2024) and newer handicapped walk-in shower. Take advantage of the common areas such as the library/game room and the clubroom with kitchen for your gatherings. Easy access to the bike path, walking paths, shops and restaurants.

21. 2025-10-22
    historical Contingent 521-char remark

    Show marketing remark (521 chars)

    Welcome to Greenleaves, a 55+ community that is well maintained and inviting. This first floor, one bedroom, one bathroom condo with in-unit laundry is comfort, simplicity and convenience at its best and is located close to the main entrance and all common areas. New HVAC and hot water tank (2024) and newer handicapped walk-in shower. Take advantage of the common areas such as the library/game room and the clubroom with kitchen for your gatherings. Easy access to the bike path, walking paths, shops and restaurants.

22. 2025-10-12
    listed $205,000 New 521-char remark

    Show marketing remark (521 chars)

    Welcome to Greenleaves, a 55+ community that is well maintained and inviting. This first floor, one bedroom, one bathroom condo with in-unit laundry is comfort, simplicity and convenience at its best and is located close to the main entrance and all common areas. New HVAC and hot water tank (2024) and newer handicapped walk-in shower. Take advantage of the common areas such as the library/game room and the clubroom with kitchen for your gatherings. Easy access to the bike path, walking paths, shops and restaurants.

23. 2006-11-15
    soldstatus $135,000 467-char remark

    Show marketing remark (467 chars)

    Brand new custom built 1 bedroom, 1st. floor adult 55+ condo. Buyer selects cabinets, flooring, etc. Close to shopping, bike paths, restaurants, 5-college area. Cozy fireplace in community sitting area, lovely community room for gatherings & private entertaining. All kitchen appliances. Come see our beautiful model unit. Just think..no more snow shoveling or lawn mowing. One year new contruction warranty. All units built under the Energy Star program.

24. 2006-05-26
    listed $137,000 467-char remark

    Show marketing remark (467 chars)

    Brand new custom built 1 bedroom, 1st. floor adult 55+ condo. Buyer selects cabinets, flooring, etc. Close to shopping, bike paths, restaurants, 5-college area. Cozy fireplace in community sitting area, lovely community room for gatherings & private entertaining. All kitchen appliances. Come see our beautiful model unit. Just think..no more snow shoveling or lawn mowing. One year new contruction warranty. All units built under the Energy Star program.

ⓘ 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: $3,421 · $285/mo
• Projected year-2 tax: $3,421 · $285/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $27,093
• − Mortgage interest: −$13,948
• − Property taxes: −$3,421
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,167
• − Management: −$2,167
• − HOA: −$2,640
• − Depreciation: −$7,244
• Taxable loss: −$5,740
• Est. tax savings @ 24.0%: +$1,378
• After-tax cash flow: $-195/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: Amherst-Pelham
• NCES district ID: 2501920
• Math proficiency: 67% ▲ 13.00%
• Reading proficiency: 76% ▲ 15.00%
• Median HH income: $49,647
• Composite: 60.55/100
• National rank: #836
• State rank: #39 of 302 in MA

Livability — Amherst Town

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Amherst Town, MA
• County: Hampshire County · 76,035 people
• City population: 12,458
• Metro: Springfield, MA
• Population (ZIP): 26,370
• Household income: $70,818
• Rent vs Own: 53.1% rent · 46.9% own
• Severe rent burden: 2123.0

Population outlook (Hampshire County) Hauer SSP2

• Today (2025): 166,577 people
• By 2030: 168,928 · +1.4%
• By 2040: 171,197 · +2.8%
• By 2050: 175,542 · +5.4%
• By 2075: 199,884 · +20.0%
• By 2100: 211,819 · +27.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Two or more races 11% Hispanic / Latino 9% Asian 8% Black 4%
• Hispanic origin (detail): Puerto Rican 3% Dominican 1%
• Common ancestry: Romanian 5% Lithuanian 3% Italian 2%
• Foreign-born: 15% · Canada, China, South Korea
• Languages at home: 80% English-only · Spanish 6% Other Indo-European 4% Chinese 3%

Political lean MEDSL · Hampshire

• 2024 margin: Solid D (+41.9) · D 69.5% · R 27.6% · Other 2.9%
• 2008→2024 swing: -3.6pp toward R · 2008: 45.6pp · 2024: 41.9pp
• All cycles: 2024: D+41.9 2020: D+46.8 2016: D+39.5 2012: D+43.8 2008: D+45.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -193.66%
• Current HPI: 294.492
• Rent YoY: ▲ 9.32%
• 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

+81.8% since first listed

7 events — show timeline

• 2026-05-08 Listed $249,000 MLS PIN
• 2025-11-05 Pending — MLS PIN
• 2025-10-31 Sold (MLS) $227,500 MLS PIN
• 2025-10-22 Contingent — MLS PIN
• 2025-10-12 Listed $205,000 MLS PIN
• 2006-11-15 Sold (MLS) $135,000 MLS PIN
• 2006-05-26 Listed $137,000 MLS PIN

Property tax history

+3.1%/yr

Latest (2023): $3,421 · +12.9% YoY. Source: county tax records.