404 Southwick Rd #4 · Westfield, MA 01085

$59,900

2 bd · 1.0 ba · 572 sqft · Manufactured · 41 Days on market

Built 1979 Fair condition $105/sqft · at area comps Est $61k · at est.

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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 +8.0/15.0
• Rent growth +4.1/5.0
• Livability +3.7/5.0
• Schools +3.3/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located on the Westfield/Southwick line, this spacious two-bedroom mobile home is located in the Oaks Manufactured Home Park. It has a functional layout with one-floor living. It features an enclosed patio area, kitchen, and has a laundry hook-up in unit. This property offers great potential and new Buyer can bring it to life. The park's monthly fee is approximately $481.57 which includes: taxes, water/sewer, trash, snow removal, road maintenance (APO).

Key facts

• Enclosed patio area
• Built 1979
• Listed 41 days

Tags

• ENCLOSED PATIO AREA
• LAUNDRY HOOK-UP IN UNIT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $60k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 32.3% vs local median 3.7% in Westfield — 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 73/100 on livability (#103 in MA) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A, crime A-; Watch: commute C-, cost of living C-, amenities F.
• Westfield (suburban): math 29% / reading 45% proficiency, ranked #216 of 302 in MA (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.5%/yr); 60 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $414 of loan paydown is wiped out by about $2k 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 + 6.5% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 $29k; list at $60k implies a 107% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 24% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 3.62% ✓
• Cap rate: 32.28%
• Cash-on-cash: 92.80%
• DSCR: 5.13
• GRM: 2.3

CMA / ARV

• ARV (median comp): $60,584
• List price: $59,900
• Delta: -1.13%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
404 Southwick Rd #32	0.04mi	2/1.0	600 (+5%)	11mo	$57,000	$95	81
404 Southwick Rd #21	0.00mi	2/1.0	500 (-13%)	18mo	$25,000	$50	64

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 · 6.46% rent growth · sell at horizon

5-year hold

• IRR: 97.5%
• Equity multiple: 5.81×
• Total profit: $80,732
• Equity at exit: $8,931

10-year hold

• IRR: —
• Equity multiple: 13.59×
• Total profit: $211,175
• Equity at exit: $5,179

Cash invested: $16,772 (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 01085

• Rents YoY: 6.5%
• Active inventory: 60
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $2,166 medium
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $1,297

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 35%

Sensitivity live

Price	-10% $1,338	-5% $1,318	+0% $1,297	+5% $1,276	+10% $1,256
Rent	-10% $1,126	-5% $1,211	+0% $1,297	+5% $1,383	+10% $1,468
Rate	-1.0pp $1,327	-0.5pp $1,312	base $1,297	+0.5pp $1,281	+1.0pp $1,266

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
342 Southwick Rd Westfield, MA	1.0–2.0	1.0–1.5	837	$2,666	$3.18	14d	7	0.18mi
200 Southwick Rd Westfield, MA	2.0	1.5	750	$1,675	$2.23	14d	1	0.51mi

Listing history 14 events

1. 2026-06-21
   statusdays on market $59,900 Contingent 41 DOM
2. 2026-06-18
   days on market $59,900 Active 38 DOM
3. 2026-06-17
   days on market $59,900 Active 37 DOM
4. 2026-06-16
   days on market $59,900 Active 36 DOM
5. 2026-06-15
   days on market $59,900 Active 35 DOM
6. 2026-06-14
   statusdays on market $59,900 Active 33 DOM
7. 2026-06-10
   days on market $59,900 Back On Market 30 DOM
8. 2026-06-09
   days on market $59,900 Back On Market 29 DOM
9. 2026-06-09
   status $59,900 Back On Market 28 DOM
10. 2026-05-19
    status Under Agreement 457-char remark

    Show marketing remark (457 chars)

    Located on the Westfield/Southwick line, this spacious two-bedroom mobile home is located in the Oaks Manufactured Home Park. It has a functional layout with one-floor living. It features an enclosed patio area, kitchen, and has a laundry hook-up in unit. This property offers great potential and new Buyer can bring it to life. The park's monthly fee is approximately $481.57 which includes: taxes, water/sewer, trash, snow removal, road maintenance (APO).

11. 2026-05-13
    historical Contingent 457-char remark

    Show marketing remark (457 chars)

    Located on the Westfield/Southwick line, this spacious two-bedroom mobile home is located in the Oaks Manufactured Home Park. It has a functional layout with one-floor living. It features an enclosed patio area, kitchen, and has a laundry hook-up in unit. This property offers great potential and new Buyer can bring it to life. The park's monthly fee is approximately $481.57 which includes: taxes, water/sewer, trash, snow removal, road maintenance (APO).

12. 2026-04-21
    listed $59,900 New 457-char remark

    Show marketing remark (457 chars)

    Located on the Westfield/Southwick line, this spacious two-bedroom mobile home is located in the Oaks Manufactured Home Park. It has a functional layout with one-floor living. It features an enclosed patio area, kitchen, and has a laundry hook-up in unit. This property offers great potential and new Buyer can bring it to life. The park's monthly fee is approximately $481.57 which includes: taxes, water/sewer, trash, snow removal, road maintenance (APO).

13. 2018-09-13
    soldstatus $29,000 236-char remark

    Show marketing remark (236 chars)

    The most economical way to live. Enjoy this 2 bedroom , 1 bath spacious mobile home with 3 season porch. This complex offers extra parking, laundry facilities and is conveniently located. Natural gas heat is available. Low monthly fees.

14. 2018-08-15
    listed $29,900 236-char remark

    Show marketing remark (236 chars)

    The most economical way to live. Enjoy this 2 bedroom , 1 bath spacious mobile home with 3 season porch. This complex offers extra parking, laundry facilities and is conveniently located. Natural gas heat is available. Low monthly fees.

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,989
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$2,079
• − Management: −$2,079
• − Depreciation: −$1,743
• Taxable income: $15,535
• Est. tax owed @ 24.0%: −$3,728
• After-tax cash flow: $11,835/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 · 12 photos

Fair 45/100 Moderate rehab

This mobile home requires significant repairs and updates to improve its condition and value. Exterior and interior repairs are needed to address wear and tear, while updates to fixtures and flooring will enhance its appeal and functionality.

Repairs flagged

• Major exterior siding — Significant wear
• Major roof — Signs of wear
• Major flooring — Worn carpet
• Major interior walls — Worn paneling
• Major bathrooms — Worn fixtures
• Major kitchen — Worn cabinets

Value-add opportunities

• Both exterior siding and roof repair — Improves curb appeal and functionality
• Both interior paneling and flooring replacement — Enhances aesthetics and functionality
• Both bathroom fixtures and kitchen cabinets — Updates outdated fixtures and cabinets

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear	Major	$15,000–50,000
roof · Signs of wear	Major	$15,000–50,000
flooring · Worn carpet	Major	$15,000–50,000
interior walls · Worn paneling	Major	$15,000–50,000
bathrooms · Worn fixtures	Major	$15,000–50,000
kitchen · Worn cabinets	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both exterior siding and roof repair — Improves curb appeal and functionality ↑
• Both interior paneling and flooring replacement — Enhances aesthetics and functionality ↑
• Both bathroom fixtures and kitchen cabinets — Updates outdated fixtures and cabinets ↑

ⓘ 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: Westfield
• NCES district ID: 2512630
• Math proficiency: 29% ▼ -14.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $57,859
• Composite: 32.69/100
• National rank: #5648
• State rank: #216 of 302 in MA

Livability — Westfield

• Score: 73/100
• State rank: #103
• US rank: #5343

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westfield, MA
• County: Hampden County · 230,965 people
• City population: 41,102
• Metro: Springfield, MA
• Population (ZIP): 41,102
• Household income: $88,728
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 1029.0

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 10% Two or more races 6% Asian 4%
• Hispanic origin (detail): Puerto Rican 9%
• Common ancestry: Romanian 11% Lithuanian 9% Scotch-Irish 3%
• Foreign-born: 10% · Canada, China
• Languages at home: 84% English-only · Spanish 5% Russian/Polish/Slavic 5% Other Indo-European 3%

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: ▼ -297.65%
• Current HPI: 256.772
• Rent YoY: ▲ 6.46%
• 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

+100.3% since first listed

5 events — show timeline

• 2026-05-19 Pending — MLS PIN
• 2026-05-13 Contingent — MLS PIN
• 2026-04-21 Listed $59,900 MLS PIN
• 2018-09-13 Sold (MLS) $29,000 MLS PIN
• 2018-08-15 Listed $29,900 MLS PIN