50 Stimson St · Palmer Town, MA 01069

$165,000

2 bd · 1.0 ba · 840 sqft · Manufactured public records · 40 Days on market

Built 1986 0.50 ac lot

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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 +24.0/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

AFFORDABLE MOBILE HOME ON IT'S OWN HALF-ACRE LOT. NICE COVERED DECK IN BACK, GREAT LOCATION, MINUTES TO MASS PIKE FOR EASY COMMUTING. PRICED TO SELL. CALL TODAY.

Key facts

• Updated windows
• Half acre lot
• 3 sheds

Tags

• HALF ACRE LOT
• 3 SHEDS
• UPDATED WINDOWS
• CLOSE TO MA PIKE

Property features AI

Finance

• HOA & community: Nearby shopping, parks, walking/jogging trails, medical facility, laundromat, conservation area, highway access, house of worship, and public school; Not a senior community

Exterior

• Parking: Off-street parking; 4 parking spaces (open)
• Utilities: Private sewer; Individual well; Electric with circuit breakers
• Home design: Mobile home; Single-story (first floor living spaces)
• Construction: Modular construction; Slab foundation; Shingle roof; Year built reported by owner
• Exterior features: Deck; Wooded lot; Paved, public road frontage with public maintenance

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Master bedroom on the first floor with wall-to-wall carpet; Second bedroom on the first floor with wall-to-wall carpet and ceiling fan
• Flooring: Vinyl; Carpet
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Forced air heating; Oil heating; Heating present
• Interior features: Insulated windows; Cathedral ceiling in living room; Ceiling fans in living room and second bedroom; Total of 4 rooms
• Laundry & utility: Washer; Dryer; Laundry located on the first floor

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $322 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 3.7% in Palmer Town — 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 64/100 on livability (#194 in MA) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+; Watch: schools D, amenities F, commute F.
• Palmer (suburban): math 23% / reading 35% proficiency, ranked #256 of 302 in MA (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 27 active listings in the ZIP; solid renter incomes; 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 $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.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y 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 $165k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-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. 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.
5. 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.
6. 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: 1.07% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.36%
• DSCR: 1.37
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -3.6%
• Equity multiple: 0.86×
• Total profit: $-6,248
• Equity at exit: $24,602

10-year hold

• IRR: 6.1%
• Equity multiple: 1.45×
• Total profit: $20,891
• Equity at exit: $14,266

Cash invested: $46,200 (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 01069

• Active inventory: 27
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,759 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$133 /mo · $1,600/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $322

Break-even live

Break-even rent $1,351

Max offer price $165,000

Occupancy floor 77%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $165,000 Active 40 DOM
2. 2026-06-17
   days on market $165,000 Active 39 DOM
3. 2026-06-16
   days on market $165,000 Active 38 DOM
4. 2026-06-15
   days on market $165,000 Active 37 DOM
5. 2026-06-14
   days on market $165,000 Active 35 DOM
6. 2026-06-13
   days on market $165,000 Active 34 DOM
7. 2026-06-10
   days on market $165,000 Active 32 DOM
8. 2026-06-09
   days on market $165,000 Active 31 DOM
9. 2026-06-08
   days on market $165,000 Active 30 DOM
10. 2026-06-07
    days on market $165,000 Active 29 DOM
11. 2026-06-03
    days on market $165,000 Active 25 DOM
12. 2026-06-02
    days on market $165,000 Active 24 DOM
13. 2026-06-01
    days on market $165,000 Active 23 DOM
14. 2026-05-31
    days on market $165,000 Active 22 DOM
15. 2026-05-30
    days on market $165,000 Active 21 DOM
16. 2026-04-30
    status Under Agreement
17. 2026-04-19
    historical Contingent
18. 2026-04-14
    listed $165,000 New
19. 2005-02-18
    soldstatus $80,000
20. 2003-11-07
    soldstatus $70,000 161-char remark

    Show marketing remark (161 chars)

    AFFORDABLE MOBILE HOME ON IT'S OWN HALF-ACRE LOT. NICE COVERED DECK IN BACK, GREAT LOCATION, MINUTES TO MASS PIKE FOR EASY COMMUTING. PRICED TO SELL. CALL TODAY.

21. 2003-11-07
    soldstatus $70,000

    Show marketing remark (161 chars)

    AFFORDABLE MOBILE HOME ON IT'S OWN HALF-ACRE LOT. NICE COVERED DECK IN BACK, GREAT LOCATION, MINUTES TO MASS PIKE FOR EASY COMMUTING. PRICED TO SELL. CALL TODAY.

22. 2003-05-09
    listed $79,900 161-char remark

    Show marketing remark (161 chars)

    AFFORDABLE MOBILE HOME ON IT'S OWN HALF-ACRE LOT. NICE COVERED DECK IN BACK, GREAT LOCATION, MINUTES TO MASS PIKE FOR EASY COMMUTING. PRICED TO SELL. CALL TODAY.

23. 1990-10-02
    soldstatus $70,000

ⓘ 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: $1,600 · $133/mo
• Projected year-2 tax: $1,815 · $151/mo
• Expected delta: +$215/yr (+$18/mo · 13.4%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $21,104
• − Mortgage interest: −$9,243
• − Property taxes: −$1,600
• − Insurance: −$825
• − Repairs & maintenance: −$1,688
• − Management: −$1,688
• − Depreciation: −$4,800
• Taxable income: $1,260
• Est. tax owed @ 24.0%: −$302
• After-tax cash flow: $3,561/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: Palmer
• NCES district ID: 2509300
• Math proficiency: 23% ▼ -7.00%
• Reading proficiency: 35% ▼ -4.00%
• Median HH income: $52,654
• Composite: 25.59/100
• National rank: #7421
• State rank: #256 of 302 in MA

Livability — Palmer Town

• Score: 64/100
• State rank: #194
• US rank: #14511

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palmer Town, MA
• County: Hampden County · 230,965 people
• City population: 12,457
• Metro: Springfield, MA
• Population (ZIP): 8,821
• Household income: $80,190
• Rent vs Own: 25.7% rent · 74.3% own
• Severe rent burden: 212.0

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: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 10% Hispanic / Latino 5% Black 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 16% Lithuanian 14% Russian 2%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · French/Haitian/Cajun 2% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -112.60%
• Current HPI: 185.7406
• 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

+135.7% since first listed

8 events — show timeline

• 2026-04-30 Pending — MLS PIN
• 2026-04-19 Contingent — MLS PIN
• 2026-04-14 Listed $165,000 MLS PIN
• 2005-02-18 Sold (Public Records) $80,000 Public Records
• 2003-11-07 Sold (Public Records) $70,000 Public Records
• 2003-11-07 Sold (MLS) $70,000 MLS PIN
• 2003-05-09 Listed $79,900 MLS PIN
• 1990-10-02 Sold (Public Records) $70,000 Public Records

Property tax history

+1.4%/yr

Latest (2023): $1,600 · -3.7% YoY. Source: county tax records.