138 West St · Easthampton, MA 01027

$489,000

3 bd · 2.5 ba · 1,138 sqft · SingleFamily public records · 55 Days on market

Built 1992 0.45 ac lot $430/sqft · 72% above area Est $442k · 11% over

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Why this score? — see what drove the F 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 +11.4/30.0
• DSCR +3.3/10.0
• Schools +3.2/10.0
• ARV discount +2.7/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Easthampton, 3 bedroom, 2 bath, raised ranch, built in 1992 in a quiet area, amidst wildlife on a .45 acre. This home has a rear deck, open floor plan, and an expandable w/o basement. In summer enjoy the above ground pool. Price right at $220,000

Key facts

• Low maintenance home
• Private wooded lot
• Raised ranch

Tags

• RAISED RANCH
• ONE MILE TO DOWNTOWN
• PRIVATE WOODED LOT
• LOW MAINTENANCE HOME

Property features AI

Finance

• Other: Seller excludes personal steel firepit

Exterior

• Parking: Eight off-street parking spaces; Stone/gravel parking surface
• Security: Security system
• Utilities: Public water; Public sewer; 200+ amp electrical service; Gas connections available for range and oven; Electric dryer hookup
• Home design: Single family residence; Approximately 1,772 total building area (finished above and below grade split); Dark grey exterior color
• Construction: Frame construction; Shingle roof; Concrete perimeter foundation; Year built approximated from public records
• Exterior features: Wood deck and patio; Rain gutters; Exterior storage; Screens; Fruit trees and garden; Stone wall; Scenic views; Wooded, gently sloping lot with easements; Public road frontage

Interior

• Kitchen: Kitchen island; Open floorplan kitchen with stone/ceramic tile flooring; Range and cooktop; Oven; Range hood; Microwave; Dishwasher (ENERGY STAR qualified); Disposal; Refrigerator (ENERGY STAR qualified)
• Bedrooms: Master bedroom on the first floor with hardwood flooring and full bathroom; Second bedroom on the first floor with hardwood flooring; Third bedroom on the first floor with hardwood flooring; Fourth bedroom in the basement with stone/ceramic tile flooring
• Flooring: Hardwood flooring in main living areas and bedrooms (where noted); Tile/stone flooring in kitchen and bathrooms; Wall-to-wall carpet in basement office
• Bathrooms: Two full bathrooms; Primary bath present; First-floor bathroom tiled with shower stall, stone/ceramic tile flooring, upgraded countertops, remodeled; Second first-floor bathroom tiled with tub and shower, stone/ceramic tile flooring, stone/granite/solid countertops, remodeled
• Heating & cooling: Central heating; Baseboard heating; Heat pump; Electric and propane heating options; Wood stove; Ductless heating; Ductless cooling and whole-house fan
• Interior features: Office; Broadband internet available; Insulated doors; Insulated windows with screens; Partially finished walk-out basement with interior entry; Total of 8 rooms
• Laundry & utility: Laundry in basement; Electric dryer hookup; Washer and dryer included; Tankless water heater and water heater included

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $489k.

Deal economics

• At list price, monthly cash flow is $-170 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $459k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $362k (25.9% below list).
• Recommended offer: $362k (25.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Easthampton (suburban): math 27% / reading 47% proficiency, ranked #219 of 302 in MA (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mountain View School (1,043 students, 0% FRL); White Brook Middle School (math 24% / reading 39%); Easthampton High (math 52% / reading 62%, grade C, #147 of 343 statewide, top 44%, 370 students, 0% FRL) — zoned schools average 0% FRL vs 28% district-wide (28 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 27 active listings in the ZIP; 349 units permitted in Hampshire County in 2024 (185 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $15k of value loss. Plan a longer hold.
• Hampshire 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 55 days — a 3% lower offer ($474k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y 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 $217k; list at $489k implies a 125% gain — meaningful room to come down on a strong offer.

Recommended offer $362,274 (25.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.74% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.49%
• DSCR: 0.93
• GRM: 11.2

CMA / ARV

• ARV (median comp): $441,527
• List price: $489,000
• Delta: 10.75%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Oliver St	0.25mi	3/1.0	1,118 (-2%)	14mo	$391,000	$350	68
15 Evans Ave	0.34mi	3/1.0	1,176 (+3%)	10mo	$381,000	$324	64
6 Oakridge Cir	0.26mi	3/1.0	1,072 (-6%)	10mo	$465,000	$434	64
10 Concord Dr	0.27mi	3/1.0	1,120 (-2%)	20mo	$340,000	$304	62
7 Evans Ave	0.30mi	3/1.0	1,192 (+5%)	21mo	$385,000	$323	55
6 Newell St	0.50mi	2/1.0 (-1)	1,043 (-8%)	6mo	$351,000	$337	46
48 Oliver St	0.46mi	2/1.0 (-1)	1,040 (-9%)	16mo	$339,000	$326	39

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: -18.8%
• Equity multiple: 0.34×
• Total profit: $-90,240
• Equity at exit: $72,911

10-year hold

• IRR: -11.4%
• Equity multiple: 0.32×
• Total profit: $-93,186
• Equity at exit: $42,280

Cash invested: $136,920 (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 01027

• Active inventory: 27
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $3,623 medium
• Mortgage (P&I): −$2,564
• Tax from tax record: −$264 /mo · $3,169/yr
• Insurance: −$204
• HOA: −$0
• Vacancy / Maint / Mgmt: −$761
• Net cashflow: $-170

Break-even live

Break-even rent $3,838

Max offer price $458,927

Occupancy floor 100%

Sensitivity live

Price	-10% $107	-5% $-32	+0% $-170	+5% $-309	+10% $-447
Rent	-10% $-456	-5% $-313	+0% $-170	+5% $-27	+10% $116
Rate	-1.0pp $76	-0.5pp $-46	base $-170	+0.5pp $-297	+1.0pp $-426

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: $122,250
• Closing costs: $14,670
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-22
   days on market $489,000 Active 55 DOM
2. 2026-06-18
   days on market $489,000 Active 52 DOM
3. 2026-06-17
   days on market $489,000 Active 51 DOM
4. 2026-06-16
   days on market $489,000 Active 50 DOM
5. 2026-06-15
   days on market $489,000 Active 49 DOM
6. 2026-06-14
   days on market $489,000 Active 47 DOM
7. 2026-06-10
   days on market $489,000 Active 44 DOM
8. 2026-06-09
   days on market $489,000 Active 43 DOM
9. 2026-06-08
   days on market $489,000 Active 42 DOM
10. 2026-06-07
    days on market $489,000 Active 41 DOM
11. 2026-06-03
    days on market $489,000 Active 37 DOM
12. 2026-06-02
    days on market $489,000 Active 36 DOM
13. 2026-06-01
    days on market $489,000 Active 35 DOM
14. 2026-05-31
    days on market $489,000 Active 34 DOM
15. 2026-05-30
    days on market $489,000 Active 33 DOM
16. 2026-04-27
    listed $489,000 New 1008-char remark
17. 2007-08-27
    soldstatus $217,000 248-char remark

    Show marketing remark (248 chars)

    Easthampton, 3 bedroom, 2 bath, raised ranch, built in 1992 in a quiet area, amidst wildlife on a .45 acre. This home has a rear deck, open floor plan, and an expandable w/o basement. In summer enjoy the above ground pool. Price right at $220,000

18. 2007-08-27
    soldstatus $217,000

    Show marketing remark (248 chars)

    Easthampton, 3 bedroom, 2 bath, raised ranch, built in 1992 in a quiet area, amidst wildlife on a .45 acre. This home has a rear deck, open floor plan, and an expandable w/o basement. In summer enjoy the above ground pool. Price right at $220,000

19. 2007-04-01
    listed $220,000 248-char remark

    Show marketing remark (248 chars)

    Easthampton, 3 bedroom, 2 bath, raised ranch, built in 1992 in a quiet area, amidst wildlife on a .45 acre. This home has a rear deck, open floor plan, and an expandable w/o basement. In summer enjoy the above ground pool. Price right at $220,000

ⓘ 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: $3,169 · $264/mo
• Projected year-2 tax: $4,592 · $383/mo
• Expected delta: +$1,423/yr (+$119/mo · 44.9%)

ⓘ 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 4/10 Moderate 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $43,473
• − Mortgage interest: −$27,392
• − Property taxes: −$3,169
• − Insurance: −$2,445
• − Repairs & maintenance: −$3,478
• − Management: −$3,478
• − Depreciation: −$14,225
• Taxable loss: −$10,714
• Est. tax savings @ 24.0%: +$2,571
• After-tax cash flow: $528/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: Easthampton
• NCES district ID: 2504590
• Math proficiency: 27% ▼ -17.00%
• Reading proficiency: 47% ▲ 3.00%
• Median HH income: $55,625
• Composite: 32.47/100
• National rank: #5713
• State rank: #219 of 302 in MA

Livability — Easthampton

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Easthampton Town, MA
• Population (ZIP): 17,678

Population outlook (Hampshire County) Hauer SSP2

• Today (2025): 166,577 people
• By 2030: 168,928 · +1.4%
• By 2040: 171,197 · +2.8%
• By 2050: 175,542 · +5.4%
• By 2075: 199,884 · +20.0%
• By 2100: 211,819 · +27.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 9% Hispanic / Latino 8% Asian 1%
• Hispanic origin (detail): Puerto Rican 4% Dominican 1%
• Common ancestry: Lithuanian 14% Romanian 13% Russian 2%
• Foreign-born: 7% · Canada, Jamaica, China
• Languages at home: 89% English-only · Spanish 5% Other Indo-European 2% German/W. Germanic 1%

Political lean MEDSL · Hampshire

• 2024 margin: Solid D (+41.9) · D 69.5% · R 27.6% · Other 2.9%
• 2008→2024 swing: -3.6pp toward R · 2008: 45.6pp · 2024: 41.9pp
• All cycles: 2024: D+41.9 2020: D+46.8 2016: D+39.5 2012: D+43.8 2008: D+45.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -260.63%
• Current HPI: 277.0125
• 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

+122.3% since first listed

4 events — show timeline

• 2026-04-27 Listed $489,000 MLS PIN
• 2007-08-27 Sold (Public Records) $217,000 Public Records
• 2007-08-27 Sold (MLS) $217,000 MLS PIN
• 2007-04-01 Listed $220,000 MLS PIN

Property tax history

+1.7%/yr

Latest (2023): $3,169 · -11.4% YoY. Source: county tax records.