34 Goodrich St · North Adams, MA 01247

$259,900

4 bd · 1.5 ba · 2,245 sqft · SingleFamily public records · 35 Days on market

Built 1900 0.35 ac lot $116/sqft · 15% below area Est $307k · 15% under ↓ 35% since listing

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Why this score? — see what drove the C- 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 +18.4/30.0
• ARV discount +14.4/15.0
• DSCR +5.8/10.0
• 1% rule +4.5/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.9/10.0
• Schools +1.8/10.0

Listing remarks

Priced to Sell! North Adams. Located between downtown North Adams and close to Williamstown this home boasts 4 large bedrooms with closets & 1-1/2 baths. Kitchen with pantry / laundry. Large formal dining room, living room and den. This well maintained home is turn-key and is ready for sale. Vinyl windows throughout. Full basement with walk out to back yard. Full attic super for storage. Roof only 3 years old and exterior painted about 1-1/2 years ago. Beautiful large yard with garden shed & 2-car garage. Plenty of off street parking. Fairly quiet neighborhood Come take a look for yourself!

Key facts

• Pantry
• Formal dining room
• Living room

Tags

• PANTRY
• FORMAL DINING ROOM
• LIVING ROOM
• DEN
• FULL BASEMENT
• WALK OUT TO BACK YARD

Property features AI

Exterior

• Parking: Garage and off-street parking; 2-car garage
• Utilities: 60 Amp electric service with fuses; Public sewer
• Home design: Single property (building area approximately 2245 total)
• Exterior features: Porch; Outbuilding

Interior

• Kitchen: Dishwasher; Microwave
• Bedrooms: Total of 8 rooms (includes bedrooms and living spaces)
• Flooring: Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Oil heating
• Interior features: Wood flooring; Porch; Outbuilding
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $243 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $248k (4.8% below list).
• Recommended offer: $248k (4.8% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 5.8% in North Adams — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 55/100 on livability (#242 in MA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, cost of living A-; Watch: employment C-, health & safety D, crime F.
• North Adams (town): math 14% / reading 29% proficiency, ranked #291 of 302 in MA (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Brayton (math 8% / reading 27%, grade F, #819 of 938 statewide, top 88%, 228 students, 0% FRL); Drury High (math 16% / reading 24%, grade F, #308 of 343 statewide, top 91%, 493 students, 0% FRL) — zoned schools average 0% FRL vs 53% district-wide (53 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 99 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 130 units permitted in Berkshire County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Berkshire County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $247,500 (4.8% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.95% ✗
• Cap rate: 7.42%
• Cash-on-cash: 4.01%
• DSCR: 1.18
• GRM: 8.8

CMA / ARV

• ARV (median comp): $306,857
• List price: $259,900
• Delta: -15.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
55 Marion	0.21mi	4/1.5	2,319 (+3%)	22mo	$470,000	$203	66
160 Marion Ave	0.36mi	4/2.0	2,075 (-8%)	9mo	$459,000	$221	61
145 Marion Ave	0.36mi	3/1.5 (-1)	2,083 (-7%)	8mo	$426,900	$205	60
16 Woodlawn Ave	0.69mi	3/2.5 (-1)	2,198 (-2%)	9mo	$410,000	$187	48
41 Biltmore Ave	0.61mi	3/1.0 (-1)	2,534 (+13%)	23mo	$350,000	$138	24

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: -10.0%
• Equity multiple: 0.63×
• Total profit: $-26,646
• Equity at exit: $38,752

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-3,324
• Equity at exit: $22,471

Cash invested: $72,772 (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 01247

• Home prices YoY: -2.0%
• Active inventory: 99
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,475 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$241 /mo · $2,891/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $243

Break-even live

Break-even rent $2,167

Max offer price $259,900

Occupancy floor 85%

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
40 Cady St North Adams, MA	3.0	1.5	1467	$2,475	$1.69	43d	1	0.77mi

Listing history 20 events

1. 2026-06-18
   days on market $259,900 Active 35 DOM
2. 2026-06-17
   days on market $259,900 Active 34 DOM
3. 2026-06-16
   days on market $259,900 Active 33 DOM
4. 2026-06-15
   days on market $259,900 Active 32 DOM
5. 2026-06-13
   days on market $259,900 Active 30 DOM
6. 2026-06-12
   days on market $259,900 Active 29 DOM
7. 2026-06-09
   days on market $259,900 Active 26 DOM
8. 2026-06-08
   days on market $259,900 Active 25 DOM
9. 2026-06-07
   days on market $259,900 Active 24 DOM
10. 2026-06-07
    days on market $259,900 Active 23 DOM
11. 2026-06-04
    days on market $259,900 Active 20 DOM
12. 2026-06-02
    days on market $259,900 Active 19 DOM
13. 2026-06-01
    days on market $259,900 Active 18 DOM
14. 2026-05-31
    days on market $259,900 Active 17 DOM
15. 2026-05-31
    days on market $259,900 Active 16 DOM
16. 2026-05-12
    listed $259,900 Active 616-char remark
17. 2026-05-06
    historical
18. 2026-04-15
    price $339,900
19. 2026-03-09
    price $364,900
20. 2025-11-27
    listed $399,900 Active

ⓘ 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: $2,891 · $241/mo
• Projected year-2 tax: $3,044 · $254/mo
• Expected delta: +$153/yr (+$13/mo · 5.3%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 9 d/yr ≥92°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,700
• − Mortgage interest: −$14,558
• − Property taxes: −$2,891
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,376
• − Management: −$2,376
• − Depreciation: −$7,561
• Taxable loss: −$1,362
• Est. tax savings @ 24.0%: +$327
• After-tax cash flow: $3,244/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: North Adams
• NCES district ID: 2508670
• Math proficiency: 14% ▼ -13.00%
• Reading proficiency: 29% ▼ -11.00%
• Median HH income: $36,746
• Composite: 17.83/100
• National rank: #9006
• State rank: #291 of 302 in MA

Livability — North Adams

• Score: 55/100
• State rank: #242
• US rank: #23506

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Adams, MA
• City population: 14,967
• Population (ZIP): 14,967

Population outlook (Berkshire County) Hauer SSP2

• Today (2025): 119,723 people
• By 2030: 114,608 · -4.3%
• By 2040: 102,806 · -14.1%
• By 2050: 91,305 · -23.7%
• By 2075: 71,517 · -40.3%
• By 2100: 57,988 · -51.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 5% Two or more races 4% Asian 3%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Lithuanian 15% Romanian 4% German 2%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · Other Indo-European 2% Spanish 2% French/Haitian/Cajun 0%

Political lean MEDSL · Berkshire

• 2024 margin: Solid D (+39.9) · D 68.9% · R 29.0% · Other 2.1%
• 2008→2024 swing: -12.5pp toward R · 2008: 52.4pp · 2024: 39.9pp
• All cycles: 2024: D+39.9 2020: D+47.1 2016: D+41.5 2012: D+53.7 2008: D+52.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -6.22%
• Current HPI: 298.8949
• 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

-35.0% since first listed

5 events — show timeline

• 2026-05-12 Listed $259,900 BCMLS
• 2026-05-06 Listing Removed — BCMLS
• 2026-04-15 Price Changed $339,900 BCMLS
• 2026-03-09 Price Changed $364,900 BCMLS
• 2025-11-27 Listed $399,900 BCMLS

Property tax history

+5.3%/yr

Latest (2023): $2,891 · +10.3% YoY. Source: county tax records.