40 Albany Rd #3 · Lenox, MA 01266

$69,499

2 bd · 1.0 ba · 400 sqft · Manufactured · 12 Days on market

Built 1993 Good condition 3,000 sqft lot $399/mo HOA · 18% 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 +7.5/15.0
• Appreciation +6.4/10.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0

Listing remarks

MUST SEE: Small completely remodeled and newly renovated 2-bedroom home. Much nicer than a tiny home. Located in the beautiful Berkshires with scenic pond and mountain views in an all-age mobile home park community. Fully applianced kitchen, tons of cabinets, all new flooring, freshly painted, vinyl tilt-out windows and one-level living. Small pets welcomed. New mail center and small yard for gardening or entertainment. Low (HOA) Fee of only $399.56 / month includes: water, sewer, all taxes, plowing and trash removal. 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 & shows g

Key facts

• Completely remodeled
• New flooring
• Scenic pond views

Tags

• COMPLETELY REMODELED
• SCENIC POND VIEWS
• MOUNTAIN VIEWS
• FULLY APPLIANCED KITCHEN
• TONS OF CABINETS
• NEW FLOORING

Property features AI

Finance

• Other: Residence located in The Residences on Mill Pond
• HOA & community: Homeowners association membership required; Association fee approximately $399.56; Community features include public transportation, shopping, parks, walk/jog trails, conservation area, and public school access

Exterior

• Parking: Two off-street assigned/exclusive parking spaces
• Utilities: Public water; Public sewer; Electric service with circuit breakers (100 amp); Gas hookups available for range and oven
• Home design: Mobile Home; Single-level (first floor living); Tan exterior
• Construction: Frame construction; Concrete perimeter foundation; Shingle roof; Year built: unknown/mixed (source: owner)
• Exterior features: Screens; Garden; Pond waterfront; Waterfront property with pond; Paved private road with private maintenance

Interior

• Kitchen: Range; Refrigerator; Freezer
• Bedrooms: Master bedroom on the first floor; Second bedroom on the first floor
• Flooring: Vinyl; Laminate
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Central heating (forced air, propane); Central air conditioning
• Interior features: Insulated windows with screens; Total of 4 rooms; Has fireplace (1)
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $69k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $885 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $69k).
• Cap rate 21.6% vs local median 0.9% in Lenox — 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 69/100 on livability (#143 in MA) — a middle-class / working-renter tenant base. Strengths: crime A, health & safety A, schools A-; Watch: commute C-, employment D, cost of living D.
• 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; 130 units permitted in Berkshire County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($480 loan paydown + $2k 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 $19k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $69,499

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 3.21% ✓
• Cap rate: 21.57%
• Cash-on-cash: 54.56%
• DSCR: 3.43
• GRM: 2.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 59.4%
• Equity multiple: 4.29×
• Total profit: $63,931
• Equity at exit: $30,111

10-year hold

• IRR: 59.3%
• Equity multiple: 8.73×
• Total profit: $150,356
• Equity at exit: $45,538

Cash invested: $19,460 (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: 2.6×

Monthly cashflow live

• Estimated rent: $2,233 medium
• Mortgage (P&I): −$364
• Tax est. 1.5%: −$87 /mo · $1,042/yr
• Insurance: −$29
• HOA: −$399
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $885

Break-even live

Break-even rent $1,113

Max offer price $69,499

Occupancy floor 55%

Sensitivity live

Price	-10% $933	-5% $909	+0% $885	+5% $861	+10% $837
Rent	-10% $708	-5% $797	+0% $885	+5% $973	+10% $1,061
Rate	-1.0pp $920	-0.5pp $902	base $885	+0.5pp $867	+1.0pp $848

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: $17,375
• Closing costs: $2,085
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $399 · $4,788/yr
• Likely covers: watersewertrash

Listing history 9 events

1. 2026-06-21
   days on market $69,499 Active 12 DOM
2. 2026-06-18
   days on market $69,499 Active 10 DOM
3. 2026-06-17
   days on market $69,499 Active 9 DOM
4. 2026-06-16
   days on market $69,499 Active 8 DOM
5. 2026-06-15
   days on market $69,499 Active 7 DOM
6. 2026-06-13
   days on market $69,499 Active 5 DOM
7. 2026-06-12
   statusdays on market $69,499 Active 4 DOM
8. 2026-06-09
   remarks 695-char remark
9. 2026-06-09
   listed $69,499 Price Changed 1 DOM

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $26,796
• − Mortgage interest: −$3,893
• − Property taxes: −$1,042
• − Insurance: −$347
• − Repairs & maintenance: −$2,144
• − Management: −$2,144
• − HOA: −$4,788
• − Depreciation: −$2,022
• Taxable income: $10,416
• Est. tax owed @ 24.0%: −$2,500
• After-tax cash flow: $8,117/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 · 13 photos

Good 80/100 Cosmetic rehab

This mobile home is in good condition with cosmetic updates needed. It's located in a scenic area with low HOA fees and easy access to amenities.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and could attract more buyers
• Both Painting exterior — Fresh paint can make the home look more appealing
• Both Landscaping around mailbox — Improves curb appeal and could attract more buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and could attract more buyers ↑
• Both Painting exterior — Fresh paint can make the home look more appealing ↑
• Both Landscaping around mailbox — Improves curb appeal and could attract more buyers ↑

ⓘ 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: 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 — Lenox

• Score: 69/100
• State rank: #143
• US rank: #8747

Category grades

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

-0.0% since first listed

2 events — show timeline

• 2026-06-08 Price Changed $69,499 MLS PIN
• 2026-06-08 Listed $69,500 MLS PIN