229 Miller St Unit F6 · Ludlow, MA 01056

$110,000

2 bd · 1.0 ba · 700 sqft · Manufactured · 66 Days on market

Built 1950 Good condition 2,613 sqft lot $157/sqft · at area comps Est $113k · at est. $386/mo HOA · 19% of rent

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.7/15.0
• Condition / age +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to a standout mobile home delivering the perfect mix of style,space,and RARE outdoor living,impressive from the moment you arrive.The heart of the home is a stunning oversized kitchen that feels anything but typical,expansive countertops,abundant cabinetry,a layout made for both everyday living and entertaining, a space where gatherings naturally happen and memories are made An interior that creates a sense of openness and ease,every corner offers both comfort and functionality without compromise.0utdoor space?you got it! This one is an absolute game-changer! Fully fenced yard is a rare gem,providing privacy,security, and the freedom to truly enjoy your own slice of the outdoors.Whether it’s hosting summer get-togethers, letting pets roam freely, or creating your dream garden escape,the possibilities are endless.This isn’t just a mobile home—it’s a lifestyle upgrade.Stylish,spacious,uniquely equipped with outdoor space that’s that’s hard to find. Ready to exceed expectations!

Key facts

• Oversized kitchen
• Fully fenced yard
• Outdoor living

Tags

• OUTDOOR LIVING
• OVERSIZED KITCHEN
• FULLY FENCED YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $110k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $434 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Ludlow (suburban): math 30% / reading 40% proficiency, ranked #228 of 302 in MA (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 39 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $761 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $85k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.82% ✓
• Cap rate: 11.03%
• Cash-on-cash: 16.90%
• DSCR: 1.75
• GRM: 4.6

CMA / ARV

• ARV (median comp): $112,950
• List price: $110,000
• Delta: -2.61%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
229 Miller St Unit F13	0.05mi	2/1.5	740 (+6%)	2mo	$92,000	$124	84
229 Miller St Unit E-6	0.08mi	2/1.0	768 (+10%)	2mo	$107,000	$139	78
229 Miller St Unit G1	0.05mi	2/1.5	800 (+14%)	9mo	$120,000	$150	64
229 Miller St Unit C6	0.00mi	3/1.0 (+1)	800 (+14%)	10mo	$117,500	$147	63

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: 8.3%
• Equity multiple: 1.33×
• Total profit: $10,073
• Equity at exit: $16,401

10-year hold

• IRR: 17.7%
• Equity multiple: 2.48×
• Total profit: $45,435
• Equity at exit: $9,511

Cash invested: $30,800 (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 01056

• Home prices YoY: -31.1%
• Active inventory: 39
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$386
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $434

Break-even live

Break-even rent $1,451

Max offer price $110,000

Occupancy floor 73%

Sensitivity live

Price	-10% $510	-5% $472	+0% $434	+5% $396	+10% $358
Rent	-10% $276	-5% $355	+0% $434	+5% $513	+10% $592
Rate	-1.0pp $489	-0.5pp $462	base $434	+0.5pp $405	+1.0pp $376

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2597 Boston Rd Unit 1 Wilbraham, MA	1.0	1.0	720	$2,000	$2.78	20d	1	1.35mi

HOA detail

• Monthly dues: $386 · $4,632/yr
• Likely covers: security

Listing history 20 events

1. 2026-06-21
   days on market $110,000 Active 66 DOM
2. 2026-06-18
   days on market $110,000 Active 63 DOM
3. 2026-06-17
   days on market $110,000 Active 62 DOM
4. 2026-06-16
   days on market $110,000 Active 61 DOM
5. 2026-06-15
   days on market $110,000 Active 60 DOM
6. 2026-06-14
   days on market $110,000 Active 58 DOM
7. 2026-06-13
   days on market $110,000 Active 57 DOM
8. 2026-06-10
   days on market $110,000 Active 55 DOM
9. 2026-06-09
   days on market $110,000 Active 54 DOM
10. 2026-06-08
    days on market $110,000 Active 53 DOM
11. 2026-06-07
    days on market $110,000 Active 52 DOM
12. 2026-06-05
    days on market $110,000 Active 49 DOM
13. 2026-06-03
    days on market $110,000 Active 48 DOM
14. 2026-06-02
    days on market $110,000 Active 47 DOM
15. 2026-06-01
    days on market $110,000 Active 46 DOM
16. 2026-05-31
    days on market $110,000 Active 45 DOM
17. 2026-05-30
    days on market $110,000 Active 44 DOM
18. 2026-04-16
    listed $110,000 New 1034-char remark

    Show marketing remark (1034 chars)

    Welcome to a standout mobile home delivering the perfect mix of style,space,and RARE outdoor living,impressive from the moment you arrive.The heart of the home is a stunning oversized kitchen that feels anything but typical,expansive countertops,abundant cabinetry,a layout made for both everyday living and entertaining, a space where gatherings naturally happen and memories are made An interior that creates a sense of openness and ease,every corner offers both comfort and functionality without compromise.0utdoor space?you got it! This one is an absolute game-changer! Fully fenced yard is a rare gem,providing privacy,security, and the freedom to truly enjoy your own slice of the outdoors.Whether it’s hosting summer get-togethers, letting pets roam freely, or creating your dream garden escape,the possibilities are endless.This isn’t just a mobile home—it’s a lifestyle upgrade.Stylish,spacious,uniquely equipped with outdoor space that’s that’s hard to find. Ready to exceed expectations!

19. 2022-07-13
    soldstatus $84,900 Sold 886-char remark

    Show marketing remark (886 chars)

    Quiet and spacious two bedroom home located in Hillside Valley Mobile Home Community. Experience one level living and homeownership at an affordable price. Low monthly park fee of: $399 includes water, sewer, all taxes, plowing and trash removal. Priced at an affordable monthly payment with today's economy in mind. Newer windows, fully applianced kitchen with breakfast counter, new flooring throughout home and entire interior just painted. White vinyl fence with gate overlooking side yard with area for planting, gardening and grilling. Small pets welcomed. Paved roadways, mailroom and upgraded homes throughout the park. All homes have private individual driveways. Convenient and easy access to major routes, shopping, dining and entertainment. Vacant, on lockbox, very easy to show and no appointment needed. Move in ready - Won’t last long! Welcome to Hillside Valley

20. 2022-05-25
    listed $84,900 New 886-char remark

    Show marketing remark (886 chars)

    Quiet and spacious two bedroom home located in Hillside Valley Mobile Home Community. Experience one level living and homeownership at an affordable price. Low monthly park fee of: $399 includes water, sewer, all taxes, plowing and trash removal. Priced at an affordable monthly payment with today's economy in mind. Newer windows, fully applianced kitchen with breakfast counter, new flooring throughout home and entire interior just painted. White vinyl fence with gate overlooking side yard with area for planting, gardening and grilling. Small pets welcomed. Paved roadways, mailroom and upgraded homes throughout the park. All homes have private individual driveways. Convenient and easy access to major routes, shopping, dining and entertainment. Vacant, on lockbox, very easy to show and no appointment needed. Move in ready - Won’t last long! Welcome to Hillside Valley

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,000
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − HOA: −$4,632
• − Depreciation: −$3,200
• Taxable income: $3,966
• Est. tax owed @ 24.0%: −$952
• After-tax cash flow: $4,254/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 · 12 photos

Good 75/100 Cosmetic rehab

This mobile home is in good condition with a well-maintained interior and exterior. It offers a spacious kitchen, a fully fenced yard, and ample natural light. Minor exterior painting and landscaping improvements could further enhance its value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Install new outdoor lighting — Improves safety and enhances curb appeal
• Both Add a small garden bed — Enhances curb appeal and provides greenery

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Install new outdoor lighting — Improves safety and enhances curb appeal ↑
• Both Add a small garden bed — Enhances curb appeal and provides greenery ↑

ⓘ 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: Ludlow
• NCES district ID: 2507050
• Math proficiency: 30% ▼ -16.00%
• Reading proficiency: 40% ▼ -5.00%
• Median HH income: $62,637
• Composite: 31.52/100
• National rank: #5965
• State rank: #228 of 302 in MA

Livability — Ludlow

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

Census & demographics

• Population (ZIP): 20,846

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 10% Two or more races 7% Black 2%
• Hispanic origin (detail): Puerto Rican 7%
• Common ancestry: Russian 23% Romanian 14% Lithuanian 12%
• Foreign-born: 16% · Canada
• Languages at home: 73% English-only · Other Indo-European 15% Spanish 6% Other Asian/Pacific 2%

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: ▼ -121.64%
• Current HPI: 269.7061
• 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

+29.6% since first listed

3 events — show timeline

• 2026-04-16 Listed $110,000 MLS PIN
• 2022-07-13 Sold (MLS) $84,900 MLS PIN
• 2022-05-25 Listed $84,900 MLS PIN