30 Moscow Rd · Housatonic, MA 01266

$255,000

2 bd · 1.0 ba · 1,552 sqft · SingleFamily public records · 11 Days on market

Built 1870 2.83 ac lot Est $492k · 48% 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 +28.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Appreciation +6.4/10.0
• Schools +3.6/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

If you're looking for space and potential, this 2-bedroom, 2-bath home on 2.8 acres may be the one. Located on a dead-end road and surrounded by state forest on two sides, the setting offers privacy and room to roam. The home features a 2-car garage and tons of interior space, but it does require significant renovation and is being sold as-is. Failed Title 5 inspection. Two more potential bedrooms upstairs currently with no heat source. The highway runs behind the property and can be heard. Due to the condition, traditional FHA financing is unlikely. A great opportunity for buyers ready to roll up their sleeves and create something special. Price increase reflects sellers completing a perc

Key facts

• State forest
• Privacy
• Potential bedrooms

Tags

• DEAD-END ROAD
• STATE FOREST
• PRIVACY
• ROOM TO ROAM
• POTENTIAL BEDROOMS
• SIGNIFICANT RENOVATION

Property features AI

Exterior

• Parking: Garaged and off-street parking; Attached 2-car garage
• Utilities: 100 amp electrical service; Private sewer
• Home design: Fixer condition; Total building area approximately 1,552
• Exterior features: Outbuilding

Interior

• Kitchen: Refrigerator
• Bedrooms: Living room listed among rooms (total 9 rooms)
• Flooring: Carpet; Linoleum
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Oil heating
• Interior features: Accessible bedroom; Accessible full bathroom; First-floor half bathroom; Outbuilding
• Laundry & utility: 100 amp electrical service; Private sewer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $826 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $255k).

Location & tenants

• Location reads 56/100 on livability (#236 in MA) — a working-class tenant base; expect higher turnover. Strengths: housing B; Watch: schools C-, amenities F, commute F.
• Berkshire Hills (rural): math 33% / reading 49% proficiency, ranked #197 of 302 in MA (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 31 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

• In year one you build about $9k of equity ($2k loan paydown + $7k appreciation (2.7% local appreciation)).
• Berkshire County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $71k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1870 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $255,000

Questions for the listing agent

1. Built in 1870 — 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. 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.
4. 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.
5. 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: 1.27% ✓
• Cap rate: 10.18%
• Cash-on-cash: 13.88%
• DSCR: 1.62
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $491,984
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30 Moscow Rd	0.00mi	2/1.5	1,552 (0%)	1mo	$290,000	$187	97
20 State Line Rd	0.35mi	2/2.5	1,596 (+3%)	18mo	$559,000	$350	58
20 Moscow Rd	0.11mi	3/1.5 (+1)	1,677 (+8%)	22mo	$300,000	$179	56
3 & 5 Swamp Rd	0.49mi	2/1.0	1,688 (+9%)	7mo	$535,000	$317	56
17 Stockbridge Rd	0.60mi	3/1.5 (+1)	1,600 (+3%)	11mo	$465,000	$291	51
19 Washington Sq	0.45mi	3/2.5 (+1)	1,424 (-8%)	6mo	$542,500	$381	49
7 Stockbridge Rd	0.55mi	3/2.0 (+1)	1,772 (+14%)	1mo	$660,000	$372	41
27 Swamp Rd	0.63mi	3/1.0 (+1)	1,452 (-6%)	18mo	$375,000	$258	40
4 Swamp Rd	0.52mi	2/2.0	1,368 (-12%)	20mo	$525,000	$384	35

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

Projected returns pro-forma

2.71% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.9%
• Equity multiple: 2.11×
• Total profit: $79,431
• Equity at exit: $110,481

10-year hold

• IRR: 21.3%
• Equity multiple: 4.00×
• Total profit: $214,074
• Equity at exit: $167,085

Cash invested: $71,400 (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 01266

• Home prices YoY: 0.8%
• Active inventory: 31
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $3,250 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$298 /mo · $3,577/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$682
• Net cashflow: $826

Break-even live

Break-even rent $2,205

Max offer price $255,000

Occupancy floor 70%

Sensitivity live

Price	-10% $970	-5% $898	+0% $826	+5% $754	+10% $682
Rent	-10% $569	-5% $698	+0% $826	+5% $954	+10% $1,083
Rate	-1.0pp $954	-0.5pp $891	base $826	+0.5pp $760	+1.0pp $693

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 Main St Unit N/A West Stockbridge, MA	2.0	2.0	2000	$3,250	$1.62	44d	1	0.45mi

Listing history 3 events

1. 2026-04-20
   status Pending
2. 2026-04-14
   price $255,000
3. 2026-04-09
   listed $250,000 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: $3,577 · $298/mo
• Projected year-2 tax: $3,577 · $298/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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,000
• − Mortgage interest: −$14,284
• − Property taxes: −$3,577
• − Insurance: −$1,275
• − Repairs & maintenance: −$3,120
• − Management: −$3,120
• − Depreciation: −$7,418
• Taxable income: $6,206
• Est. tax owed @ 24.0%: −$1,489
• After-tax cash flow: $8,422/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: Berkshire Hills
• NCES district ID: 2502530
• Math proficiency: 33% ▼ -14.00%
• Reading proficiency: 49% ▼ -5.00%
• Median HH income: $54,413
• Composite: 35.69/100
• National rank: #4868
• State rank: #197 of 302 in MA

Livability — Housatonic

• Score: 56/100
• State rank: #236
• US rank: #22509

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 919

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 (92%)
• Race & ethnicity: White 92% Hispanic / Latino 4% Native American 2% Two or more races 2% Asian 1%
• Common ancestry: Lithuanian 8% Scotch-Irish 4% Slovak 4%
• Foreign-born: 8% · Canada, China
• Languages at home: 90% English-only · Spanish 5% French/Haitian/Cajun 1% Other Indo-European 1%

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: ▲ 2.71%
• Current HPI: 324.1646
• 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

+2.0% since first listed

3 events — show timeline

• 2026-04-20 Pending — BCMLS
• 2026-04-14 Price Changed $255,000 BCMLS
• 2026-04-09 Listed $250,000 BCMLS

Property tax history

+6.1%/yr

Latest (2023): $3,577 · +9.5% YoY. Source: county tax records.