220 South St · Holyoke, MA 01040

$160,000

3 bd · 2.0 ba · 1,560 sqft · SingleFamily public records · 15 Days on market

Built 1915 5,998 sqft lot Est $292k · 45% under

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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 +26.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +7.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits in this 3-bedroom, 1.5-bath home conveniently located near shopping and public transportation. Property requires extensive rehabilitation and is being sold strictly as-is. Heating and water will not be turned on for inspections. Subject to license to sell. Cash or rehab financing only.

Key facts

• 5,998 sq ft lot
• 2 parking spots
• Built 1915

Property features AI

Finance

• HOA & community: No senior community; Public transportation nearby; Shopping nearby

Exterior

• Parking: Off-street parking; Two parking spaces
• Utilities: Public water; Public sewer
• Home design: Single family residence; Approximately 1,560 above-grade finished area; Yellow exterior color
• Construction: Brick/mortar foundation; Shingle roof; Built (year approximate, source: public records)
• Exterior features: Porch; Level lot; Public road frontage

Interior

• Kitchen: Range
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Steam heating; Natural gas heating; Has heating
• Interior features: Six total rooms; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $422 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 5.3% in Holyoke — 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 62/100 on livability (#203 in MA) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+, housing B; Watch: schools F, crime F, amenities F.
• Holyoke (suburban): math 5% / reading 14% proficiency, ranked #302 of 302 in MA (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 43 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; 453 units permitted in Hampden County in 2024 (116 in 5+ unit buildings).
• At $2,025/mo this rent would consume 45% of the median local household income ($54k/yr) (locally 2404% 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 $1k of loan paydown is wiped out by about $5k 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 + 3.0% rent growth), your $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $157,600 (1.5% below list)

Questions for the listing agent

1. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
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 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: 1.27% ✓
• Cap rate: 9.46%
• Cash-on-cash: 11.31%
• DSCR: 1.50
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $291,720
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13 Willow St	0.43mi	3/1.5	1,568 (+0%)	5mo	$190,000	$121	72
16 Charles St	0.30mi	4/1.5 (+1)	1,668 (+7%)	7mo	$293,000	$176	62
14 Ladd St	0.45mi	4/2.0 (+1)	1,512 (-3%)	12mo	$235,000	$155	59
55 Hitchcock St	0.65mi	4/1.5 (+1)	1,548 (-1%)	8mo	$340,000	$220	54
258 Walnut St	0.62mi	4/1.5 (+1)	1,546 (-1%)	10mo	$215,000	$139	54
42 Lawler St	0.61mi	4/1.5 (+1)	1,469 (-6%)	2mo	$290,000	$197	53
325 Elm St	0.40mi	4/2.5 (+1)	1,680 (+8%)	11mo	$315,000	$188	53
78 Calumet Rd	0.71mi	3/2.0	1,458 (-6%)	5mo	$330,000	$226	52
25 W Glen St	0.66mi	3/1.5	1,706 (+9%)	8mo	$299,000	$175	46
10 Gilman St	0.73mi	3/1.0	1,408 (-10%)	9mo	$335,000	$238	38
42 Arnodale Ave	0.73mi	3/2.0	1,792 (+15%)	6mo	$225,000	$126	36
141 Saint Jerome Ave	0.69mi	4/1.5 (+1)	1,768 (+13%)	3mo	$330,000	$187	36

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: 0.6%
• Equity multiple: 1.02×
• Total profit: $1,048
• Equity at exit: $23,857

10-year hold

• IRR: 10.3%
• Equity multiple: 1.80×
• Total profit: $35,854
• Equity at exit: $13,834

Cash invested: $44,800 (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 01040

• Home prices YoY: -33.2%
• Active inventory: 43
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,025 high
• Mortgage (P&I): −$839
• Tax from tax record: −$272 /mo · $3,260/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $422

Break-even live

Break-even rent $1,490

Max offer price $160,000

Occupancy floor 74%

Sensitivity live

Price	-10% $513	-5% $468	+0% $422	+5% $377	+10% $332
Rent	-10% $262	-5% $342	+0% $422	+5% $502	+10% $582
Rate	-1.0pp $503	-0.5pp $463	base $422	+0.5pp $381	+1.0pp $339

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
194 W Franklin St Unit 2 Holyoke, MA	2.0	1.0	1100	$1,700	$1.55	22d	1	0.48mi
293 Clemente St Unit 3R Holyoke, MA	3.0	1.0	1100	$1,750	$1.59	22d	1	0.52mi
297 Beech St Unit 3 Holyoke, MA	4.0	1.0	1600	$2,500	$1.56	45d	1	0.57mi
11 Worcester Pl Unit 2 Holyoke, MA	3.0	1.0	1500	$1,850	$1.23	22d	1	0.59mi
245 Sargeant St Apt 2 Holyoke, MA	2.0	1.0	1200	$2,000	$1.67	22d	1	0.74mi
211 Walnut St Unit 2R Holyoke, MA	2.0	1.0	1100	$1,500	$1.36	22d	1	0.74mi
267 Sargeant St Holyoke, MA	2.0	1.0	1200	$1,900	$1.58	45d	1	0.76mi
1761-1763 Northampton St Unit 3 Holyoke, MA	2.0	1.0	1500	$1,800	$1.20	15d	1	0.78mi
53 Forest St Chicopee, MA	3.0	1.0	1100	$1,650	$1.50	45d	1	0.79mi
30 Bemis St Unit 3 Chicopee, MA	2.0	1.0	1250	$1,600	$1.28	15d	1	0.86mi
664 Chicopee St Chicopee, MA	3.0	1.0	1458	$3,400	$2.33	45d	1	0.88mi
664 Chicopee St Unit 2 Chicopee, MA	3.0	1.0	1458	$2,000	$1.37	15d	1	0.88mi
828 Chicopee St Chicopee, MA	3.0	1.0	1250	$1,795	$1.44	22d	1	0.89mi
12 Saint James Ave Holyoke, MA	3.0	1.0	1295	$2,100	$1.62	15d	1	0.94mi
926 Chicopee St Unit 34 Chicopee, MA	3.0	1.0	1200	$1,900	$1.58	45d	1	0.95mi
577 Pleasant St Apt 1L Holyoke, MA	2.0	1.0	1100	$1,795	$1.63	45d	1	0.98mi
109 Ridgewood Ave Holyoke, MA	3.0	1.5	1584	$2,499	$1.58	45d	1	1.03mi

Listing history 11 events

1. 2026-06-18
   days on market $160,000 Active 15 DOM
2. 2026-06-17
   days on market $160,000 Active 14 DOM
3. 2026-06-16
   days on market $160,000 Active 13 DOM
4. 2026-06-15
   days on market $160,000 Active 12 DOM
5. 2026-06-14
   days on market $160,000 Active 10 DOM
6. 2026-06-10
   days on market $160,000 Active 7 DOM
7. 2026-06-09
   days on market $160,000 Active 6 DOM
8. 2026-06-08
   days on market $160,000 Active 5 DOM
9. 2026-06-07
   statusdays on market $160,000 Active 4 DOM
10. 2026-06-03
    remarks 305-char remark
11. 2026-06-03
    listed $160,000 New 1 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: $3,260 · $272/mo
• Projected year-2 tax: $3,260 · $272/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 (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 4/10 Moderate 21% 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: $24,300
• − Mortgage interest: −$8,962
• − Property taxes: −$3,260
• − Insurance: −$800
• − Repairs & maintenance: −$1,944
• − Management: −$1,944
• − Depreciation: −$4,655
• Taxable income: $2,735
• Est. tax owed @ 24.0%: −$656
• After-tax cash flow: $4,412/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: Holyoke
• NCES district ID: 2506270
• Math proficiency: 5% ▼ -7.00%
• Reading proficiency: 14% ▼ -5.00%
• Median HH income: $35,495
• Composite: 7.79/100
• National rank: #9934
• State rank: #302 of 302 in MA

Livability — Holyoke

• Score: 62/100
• State rank: #203
• US rank: #16308

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Holyoke, MA
• County: Hampden County · 230,965 people
• City population: 37,813
• Metro: Springfield, MA
• Population (ZIP): 37,813
• Household income: $53,605
• Rent vs Own: 58.7% rent · 41.3% own
• Severe rent burden: 2404.0

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: Majority Hispanic (52%)
• Race & ethnicity: Hispanic / Latino 52% White 43% Two or more races 23% Black 2%
• Hispanic origin (detail): Puerto Rican 45% Dominican 2%
• Common ancestry: Lithuanian 5% Romanian 4% Slovak 1%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 58% English-only · Spanish 39% Russian/Polish/Slavic 1% French/Haitian/Cajun 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: ▼ -146.03%
• Current HPI: 293.93
• Rent YoY: —
• 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

1 event — show timeline

• 2026-06-02 Listed $160,000 MLS PIN

Property tax history

+3.6%/yr

Latest (2023): $3,260 · +5.1% YoY. Source: county tax records.