115 Cliff St · North Adams, MA 01247

$159,900

3 bd · 1.0 ba · 1,702 sqft · SingleFamily public records · 2 Days on market

Built 1900 0.37 ac lot Est $250k · 36% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• 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 MLS

Classic colonial set atop a hill overlooking the mountains surrounding North Adams. This home features a large porch around the front for relaxing and a deck in the private back yard for entertaining. Bright and open living space on the first floor with a large kitchen and dining room. Additional bedroom or office on the first floor and laundry off the kitchen. Three bedrooms and one bathroom on the second floor with a large walk-up attic. HUD Home. LBP. Sold ''AS IS'' by electronic bid only. Property available 12-22-22. Bids due by 12-27-2022 11:59 PM Central Time then daily until sold. FHA Case #251-441655. UI(Uninsured). Eligible for FHA 203K. Buyer to verify all info. For Prop conditions, Forms, Discl & Avail please visit www.HUDHomestore.gov

Key facts

• New boiler
• Kitchen appliances
• Large porch

Tags

• LARGE PORCH
• BACK DECK
• NEW ROOF
• NEW BOILER
• KITCHEN CABINETS
• KITCHEN APPLIANCES

Property features AI

Exterior

• Parking: Private parking
• Utilities: Public sewer; 100 Amp electrical service
• Home design: Single-family-style building (total building area approx. 1702)
• Exterior features: Deck

Interior

• Kitchen: Dishwasher, Microwave, Refrigerator; New cabinets and countertops
• Bedrooms: 7 total rooms (includes kitchen and other living spaces)
• Flooring: Carpet; Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating
• Interior features: Dishwasher, Microwave, Refrigerator; New kitchen cabinets and countertops
• Laundry & utility: 100 Amp electrical service

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $682 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 11.4% vs local median 5.8% in North Adams — 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 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: Colegrove Park Elementary (math 8% / reading 37%, grade F, #753 of 938 statewide, top 81%, 235 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; 2 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 $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $80k; list at $160k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $159,900

Questions for the listing agent

1. Built in 1900 — 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: 1.42% ✓
• Cap rate: 11.41%
• Cash-on-cash: 18.28%
• DSCR: 1.81
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $250,194
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
77 Front St	0.09mi	3/2.0	1,804 (+6%)	1mo	$102,500	$57	81
23 Murray St	0.37mi	3/1.5	1,456 (-14%)	1mo	$259,218	$178	56
15 Murray Ave	0.36mi	4/2.0 (+1)	1,565 (-8%)	7mo	$250,217	$160	55
450 E Main St	0.32mi	3/1.5	1,916 (+13%)	9mo	$255,000	$133	55
299 E Main St	0.32mi	3/1.5	1,454 (-15%)	7mo	$160,000	$110	53
90 Washington Ave	0.60mi	3/1.5	1,520 (-11%)	1mo	$210,000	$138	51
33 Brooklyn St	0.65mi	4/2.0 (+1)	1,714 (+1%)	11mo	$152,500	$89	51
97 Barth St	0.39mi	2/1.0 (-1)	1,464 (-14%)	6mo	$215,000	$147	48
312 Eagle St	0.38mi	4/1.0 (+1)	1,495 (-12%)	13mo	$230,000	$154	46
450 N Eagle St	0.61mi	3/1.0	1,476 (-13%)	7mo	$349,000	$236	44
287 Houghton St	0.71mi	4/2.0 (+1)	1,641 (-4%)	10mo	$188,000	$115	43
111 Johnson St	0.64mi	2/1.5 (-1)	1,470 (-14%)	7mo	$248,000	$169	35

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: 9.9%
• Equity multiple: 1.39×
• Total profit: $17,564
• Equity at exit: $23,842

10-year hold

• IRR: 19.1%
• Equity multiple: 2.59×
• Total profit: $71,385
• Equity at exit: $13,825

Cash invested: $44,772 (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: 5.9×

Monthly cashflow live

• Estimated rent: $2,273 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$208 /mo · $2,502/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $682

Break-even live

Break-even rent $1,410

Max offer price $159,900

Occupancy floor 65%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.93mi
14 Tyler St North Adams, MA	2.0	1.0	1174	$1,975	$1.68	43d	1	1.10mi

Listing history 4 events

1. 2026-06-08
   status $159,900 Pending 2 DOM
2. 2026-06-07
   days on market $159,900 Active 2 DOM
3. 2026-06-07
   remarks 264-char remark
4. 2026-06-07
   listed $159,900 Active 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: $2,502 · $208/mo
• Projected year-2 tax: $2,502 · $208/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 2/10 Low 9 d/yr ≥92°F today · 20 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: $27,275
• − Mortgage interest: −$8,957
• − Property taxes: −$2,502
• − Insurance: −$800
• − Repairs & maintenance: −$2,182
• − Management: −$2,182
• − Depreciation: −$4,652
• Taxable income: $6,001
• Est. tax owed @ 24.0%: −$1,440
• After-tax cash flow: $6,743/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

+99.9% since first listed

4 events — show timeline

• 2026-06-05 Listed $159,900 BCMLS
• 2023-02-07 Sold (MLS) $80,000 BCMLS
• 2023-01-05 Pending — BCMLS
• 2022-12-22 Listed $80,000 BCMLS

Property tax history

+4.5%/yr

Latest (2023): $2,502 · +11.1% YoY. Source: county tax records.