225-227 Beech St · Holyoke, MA 01040

$290,000

4 bd · 2.0 ba · 2,502 sqft · MultiFamily · 143 Days on market

Built 1920 Fair condition 6,098 sqft lot $116/sqft · 13% below area Est $334k · 13% under

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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 +26.1/30.0
• ARV discount +13.5/15.0
• DSCR +8.8/10.0
• 1% rule +6.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Two family, featuring ten rooms, four bedrooms and two full bathrooms. Easy access to highways, shopping and many more amenities. See below on how to place an offer.

Key facts

• 6,098 sq ft lot
• Built 1920
• Listed 143 days

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $290k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $733 ($9k/yr) — positive. Per door: $367/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $290k).
• Recommended offer: $255k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 5.3% in Holyoke — 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 62/100 on livability (#203 in MA) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+, housing B; Watch: schools F, crime F, amenities F.
• Holyoke (suburban): math 5% / reading 14% proficiency, ranked #302 of 302 in MA (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 43 active listings in the ZIP; 453 units permitted in Hampden County in 2024 (116 in 5+ unit buildings).
• At $3,465/mo this rent would consume 78% of the median local household income ($54k/yr) (locally 2404% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $81k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y ago; this cycle's ask is 14214% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $140k; list at $290k implies a 107% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 23% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $255,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.19% ✓
• Cap rate: 9.33%
• Cash-on-cash: 10.84%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

• ARV (median comp): $334,462
• List price: $290,000
• Delta: -13.29%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1-3 Munroe St	0.14mi	4/2.0	2,382 (-5%)	16mo	$182,000	$76	73
180 Pine St	0.16mi	5/3.0 (+1)	2,658 (+6%)	10mo	$370,000	$139	65
1421 Dwight St	0.56mi	4/2.0	2,410 (-4%)	5mo	$275,000	$114	64
194-196 W Franklin St	0.35mi	4/2.5	2,644 (+6%)	16mo	$326,000	$123	59
1-3 Monroe St	0.48mi	4/2.0	2,382 (-5%)	13mo	$430,000	$181	59
66 Taylor St	0.58mi	4/2.0	2,654 (+6%)	6mo	$370,000	$139	58
15-17 Oconnor Ave	0.39mi	5/2.5 (+1)	2,799 (+12%)	2mo	$412,000	$147	53
4 Faille Ave	0.50mi	4/2.0	2,244 (-10%)	10mo	$300,000	$134	51
1657 Northampton St	0.73mi	4/2.0	2,718 (+9%)	9mo	$402,000	$148	44
264 Sargeant St	0.48mi	5/3.0 (+1)	2,682 (+7%)	19mo	$304,000	$113	41
1357-1359 Dwight St	0.52mi	5/3.5 (+1)	2,761 (+10%)	9mo	$425,000	$154	40
1683 Northampton St	0.73mi	3/2.0 (-1)	2,212 (-12%)	21mo	$280,000	$127	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: -0.1%
• Equity multiple: 1.00×
• Total profit: $-241
• Equity at exit: $43,240

10-year hold

• IRR: 9.6%
• Equity multiple: 1.74×
• Total profit: $60,136
• Equity at exit: $25,074

Cash invested: $81,200 (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 01040

• Home prices YoY: -33.2%
• Active inventory: 43
• Price-to-rent: 14.0×

Monthly cashflow live

• Estimated rent: $3,465 high
• Mortgage (P&I): −$1,521
• Tax est. 1.5%: −$362 /mo · $4,350/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$728
• Net cashflow: $733

Break-even live

Break-even rent $2,537

Max offer price $290,000

Occupancy floor 74%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,464
Total (2 units)			$3,465

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $290,000 Active 143 DOM
2. 2026-06-17
   days on market $290,000 Active 142 DOM
3. 2026-06-16
   days on market $290,000 Active 141 DOM
4. 2026-06-15
   days on market $290,000 Active 140 DOM
5. 2026-06-14
   days on market $290,000 Active 138 DOM
6. 2026-06-10
   days on market $290,000 Active 135 DOM
7. 2026-06-09
   days on market $290,000 Active 134 DOM
8. 2026-06-08
   days on market $290,000 Active 133 DOM
9. 2026-06-07
   days on market $290,000 Active 132 DOM
10. 2026-06-03
    days on market $290,000 Active 128 DOM
11. 2026-06-02
    days on market $290,000 Active 127 DOM
12. 2026-06-01
    days on market $290,000 Active 126 DOM
13. 2026-05-31
    days on market $290,000 Active 125 DOM
14. 2026-05-30
    days on market $290,000 Active 124 DOM
15. 2026-04-15
    price $290,000 165-char remark

    Show marketing remark (165 chars)

    Two family, featuring ten rooms, four bedrooms and two full bathrooms. Easy access to highways, shopping and many more amenities. See below on how to place an offer.

16. 2026-04-03
    status Active 165-char remark

    Show marketing remark (165 chars)

    Two family, featuring ten rooms, four bedrooms and two full bathrooms. Easy access to highways, shopping and many more amenities. See below on how to place an offer.

17. 2026-04-01
    historical 165-char remark

    Show marketing remark (165 chars)

    Two family, featuring ten rooms, four bedrooms and two full bathrooms. Easy access to highways, shopping and many more amenities. See below on how to place an offer.

18. 2026-01-27
    price $300,000 165-char remark

    Show marketing remark (165 chars)

    Two family, featuring ten rooms, four bedrooms and two full bathrooms. Easy access to highways, shopping and many more amenities. See below on how to place an offer.

19. 2025-10-25
    listed $2,026 Active 165-char remark

    Show marketing remark (165 chars)

    Two family, featuring ten rooms, four bedrooms and two full bathrooms. Easy access to highways, shopping and many more amenities. See below on how to place an offer.

20. 2009-03-02
    soldstatus $140,000 254-char remark

    Show marketing remark (254 chars)

    A good investment and a good place to live. Buy this well cared for classic two9 family home in Holyoke at a great price. Hardwood floors, pantry and fireplaces in both units. Lots of old style woodwork. First floor bath is more modern in good shape.

21. 2008-12-03
    listed $155,000 254-char remark

    Show marketing remark (254 chars)

    A good investment and a good place to live. Buy this well cared for classic two9 family home in Holyoke at a great price. Hardwood floors, pantry and fireplaces in both units. Lots of old style woodwork. First floor bath is more modern in good shape.

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% 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: $41,580
• − Mortgage interest: −$16,245
• − Property taxes: −$4,350
• − Insurance: −$1,450
• − Repairs & maintenance: −$3,326
• − Management: −$3,326
• − Depreciation: −$8,436
• Taxable income: $4,446
• Est. tax owed @ 24.0%: −$1,067
• After-tax cash flow: $7,732/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 · 3 photos

Fair 45/100 Moderate rehab

This two-family home requires moderate renovations, including exterior siding, interior walls, and landscaping, to improve its condition and value.

Repairs flagged

• Major exterior siding — Severe peeling
• Major interior walls — Severe peeling
• Major landscaping — Overgrown vegetation

Value-add opportunities

• Both landscaping — Improves curb appeal and property value
• Both exterior siding — Enhances property value and curb appeal
• Both interior walls — Improves property value and rental appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Severe peeling	Major	$15,000–50,000
interior walls · Severe peeling	Major	$15,000–50,000
landscaping · Overgrown vegetation	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both landscaping — Improves curb appeal and property value ↑
• Both exterior siding — Enhances property value and curb appeal ↑
• Both interior walls — Improves property value and rental appeal ↑

ⓘ 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: Holyoke
• NCES district ID: 2506270
• Math proficiency: 5% ▼ -7.00%
• Reading proficiency: 14% ▼ -5.00%
• Median HH income: $35,495
• Composite: 7.79/100
• National rank: #9934
• State rank: #302 of 302 in MA

Livability — Holyoke

• Score: 62/100
• State rank: #203
• US rank: #16308

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Holyoke, MA
• County: Hampden County · 230,965 people
• City population: 37,813
• Metro: Springfield, MA
• Population (ZIP): 37,813
• Household income: $53,605
• Rent vs Own: 58.7% rent · 41.3% own
• Severe rent burden: 2404.0

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: Majority Hispanic (52%)
• Race & ethnicity: Hispanic / Latino 52% White 43% Two or more races 23% Black 2%
• Hispanic origin (detail): Puerto Rican 45% Dominican 2%
• Common ancestry: Lithuanian 5% Romanian 4% Slovak 1%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 58% English-only · Spanish 39% Russian/Polish/Slavic 1% French/Haitian/Cajun 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: ▼ -146.03%
• Current HPI: 293.93
• 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

+87.1% since first listed

7 events — show timeline

• 2026-04-15 Price Changed $290,000 Smart MLS
• 2026-04-03 Relisted — Smart MLS
• 2026-04-01 Listing Removed — Smart MLS
• 2026-01-27 Price Changed $300,000 Smart MLS
• 2025-10-25 Listed $2,026 Smart MLS
• 2009-03-02 Sold (MLS) $140,000 MLS PIN
• 2008-12-03 Listed $155,000 MLS PIN