133 Lakeview Rd · Shutesbury, MA 01072

$175,000

2 bd · 1.0 ba · 954 sqft · SingleFamily public records · 56 Days on market

Built 1950 0.27 ac lot

---

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 +8.6/30.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• Schools +5.1/10.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0

Listing remarks MLS

Own this year round home with 4 rooms, 1 bath near Lake Wyola. Great year round or summer home only 20 minutes to Amherst and UMASS.

Key facts

• Level yard
• Deck for relaxing
• Laundry area

Tags

• COTTAGE NEAR LAKE WYOLA
• EASY ACCESS TO BEACHES
• LEVEL YARD
• DECK FOR RELAXING
• CONVENIENT SHED
• LAUNDRY AREA

Property features AI

Finance

• HOA & community: Community features include walk/jog trails and public school; Not a senior community

Exterior

• Parking: Off-street open parking (unpaved) for 2 vehicles
• Utilities: Private water; Private sewer; Electric service with circuit breakers
• Home design: Single family residence; Gray exterior color
• Construction: Frame construction; Shingle roof; Slab foundation; Built year per public records (actual)
• Exterior features: Composite deck; Rain gutters; Level lot; Beach access and lake/pond nearby (0 to 1/10 mile to beach), walkable; beach ownership via association; Paved public road frontage; road is publicly maintained

Interior

• Kitchen: Vinyl flooring; Range; Refrigerator
• Bedrooms: Primary bedroom on second floor with vaulted ceilings, closet, and wall-to-wall carpet; Second bedroom on first floor with closet and wall-to-wall carpet
• Flooring: Vinyl flooring; Wall-to-wall carpet
• Bathrooms: One full bathroom; First-floor 3/4 bathroom with vinyl flooring
• Heating & cooling: Electric baseboard heating; Electric heating system; Has heating
• Interior features: Internet available (unknown availability); Open floorplan; Recessed lighting; Wood/coal/pellet stove; Exterior access from living area; Total of 4 rooms
• Laundry & utility: Washer and dryer included; Washer hookup and electric dryer hookup on first floor; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-150 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (15.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (17.7% below list).
• Recommended offer: $144k (17.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Shutesbury (rural): math 50% / reading 60% proficiency, ranked #176 of 371 in MA (top 47%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Shutesbury Elementary (math 32% / reading 62%, grade D-, #371 of 938 statewide, top 43%, 124 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 18% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 7 active listings in the ZIP; 89 units permitted in Franklin County in 2024 (22 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $7k appreciation (3.8% local appreciation)).
• Franklin County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y 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 $105k; list at $175k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $143,945 (17.7% 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 56 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — 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. 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?
6. 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.
7. 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.
8. 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: 0.82% ✗
• Cap rate: 5.26%
• Cash-on-cash: -3.67%
• DSCR: 0.84
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $410,220
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
36 Merrill Dr	0.05mi	2/1.0	967 (+1%)	5mo	$425,000	$440	91
31 Merrill Dr	0.03mi	2/1.0	1,023 (+7%)	14mo	$90,000	$88	75
32 Shore Dr	0.26mi	3/1.0 (+1)	1,008 (+6%)	11mo	$251,000	$249	64
52 Lakeview Rd	0.39mi	2/1.0	848 (-11%)	18mo	$365,000	$430	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.3%
• Equity multiple: 1.38×
• Total profit: $18,628
• Equity at exit: $86,171

10-year hold

• IRR: 8.9%
• Equity multiple: 2.46×
• Total profit: $71,400
• Equity at exit: $138,937

Cash invested: $49,000 (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 01072

• Home prices YoY: 1.4%
• Active inventory: 7
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,439 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$297 /mo · $3,559/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $-150

Break-even live

Break-even rent $1,629

Max offer price $148,492

Occupancy floor —

Sensitivity live

Price	-10% $-51	-5% $-101	+0% $-150	+5% $-200	+10% $-249
Rent	-10% $-264	-5% $-207	+0% $-150	+5% $-93	+10% $-36
Rate	-1.0pp $-62	-0.5pp $-106	base $-150	+0.5pp $-195	+1.0pp $-242

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $175,000 Active 56 DOM
2. 2026-06-18
   days on market $175,000 Active 53 DOM
3. 2026-06-17
   days on market $175,000 Active 52 DOM
4. 2026-06-16
   days on market $175,000 Active 51 DOM
5. 2026-06-15
   days on market $175,000 Active 50 DOM
6. 2026-06-14
   days on market $175,000 Active 48 DOM
7. 2026-06-13
   days on market $175,000 Active 47 DOM
8. 2026-06-10
   days on market $175,000 Active 45 DOM
9. 2026-06-09
   days on market $175,000 Active 44 DOM
10. 2026-06-08
    days on market $175,000 Active 43 DOM
11. 2026-06-07
    days on market $175,000 Active 42 DOM
12. 2026-06-03
    days on market $175,000 Active 38 DOM
13. 2026-06-02
    days on market $175,000 Active 37 DOM
14. 2026-06-01
    days on market $175,000 Active 36 DOM
15. 2026-05-31
    days on market $175,000 Active 35 DOM
16. 2026-05-30
    days on market $175,000 Active 34 DOM
17. 2026-04-25
    listed $175,000 New
18. 2004-10-29
    soldstatus $105,000 132-char remark

    Show marketing remark (132 chars)

    Own this year round home with 4 rooms, 1 bath near Lake Wyola. Great year round or summer home only 20 minutes to Amherst and UMASS.

19. 2004-10-29
    soldstatus $105,000

    Show marketing remark (132 chars)

    Own this year round home with 4 rooms, 1 bath near Lake Wyola. Great year round or summer home only 20 minutes to Amherst and UMASS.

20. 2004-08-16
    listed $125,000 132-char remark

    Show marketing remark (132 chars)

    Own this year round home with 4 rooms, 1 bath near Lake Wyola. Great year round or summer home only 20 minutes to Amherst and UMASS.

ⓘ 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: $3,559 · $297/mo
• Projected year-2 tax: $3,559 · $297/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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $17,273
• − Mortgage interest: −$9,803
• − Property taxes: −$3,559
• − Insurance: −$875
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − Depreciation: −$5,091
• Taxable loss: −$4,818
• Est. tax savings @ 24.0%: +$1,156
• After-tax cash flow: $-644/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: Shutesbury
• NCES district ID: 2510800
• Math proficiency: 50% ▼ -5.00%
• Reading proficiency: 60% ▼ -10.00%
• Median HH income: $71,402
• Composite: 50.77/100
• National rank: #3911
• State rank: #176 of 371 in MA

Livability — Shutesbury

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

Census & demographics

• Population (ZIP): 1,447

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 68,566 people
• By 2030: 66,543 · -3.0%
• By 2040: 60,766 · -11.4%
• By 2050: 54,971 · -19.8%
• By 2075: 42,642 · -37.8%
• By 2100: 31,861 · -53.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 11% Two or more races 9%
• Hispanic origin (detail): Puerto Rican 6% Cuban 2%
• Common ancestry: Romanian 8% Lithuanian 4% Slovak 4%
• Foreign-born: 6% · Canada, Dominican Republic
• Languages at home: 89% English-only · Spanish 9% Arabic 1% Other Indo-European 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid D (+37.8) · D 67.3% · R 29.6% · Other 3.1%
• 2008→2024 swing: -9.9pp toward R · 2008: 47.7pp · 2024: 37.8pp
• All cycles: 2024: D+37.8 2020: D+44.4 2016: D+37.0 2012: D+47.0 2008: D+47.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.75%
• Current HPI: 264.2809
• 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

+40.0% since first listed

4 events — show timeline

• 2026-04-25 Listed $175,000 MLS PIN
• 2004-10-29 Sold (Public Records) $105,000 Public Records
• 2004-10-29 Sold (MLS) $105,000 MLS PIN
• 2004-08-16 Listed $125,000 MLS PIN

Property tax history

+1.9%/yr

Latest (2023): $3,559 · +2.0% YoY. Source: county tax records.