0 South St · Granby, MA 01033

$130,000

3 bd · 200.0 ba · 1,778 sqft · Other · 16 Days on market

Poor condition

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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 +29.3/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful Wooded Flat piece of land, Buyers do your diligence.

Key facts

• Listed 16 days

What this means for you Summary

Snapshot

• This is a 3-bed/200.0-bath other listed at $130k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $456 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 1.8% in Granby — 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 75/100 on livability (#75 in MA, #4,095 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, health & safety F.
• Granby (rural): math 21% / reading 36% proficiency, ranked #249 of 302 in MA (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; only 17% free/reduced lunch — higher-income household profile.
• Zoned schools: East Meadow (math 12% / reading 32%, grade F, #757 of 938 statewide, top 82%, 407 students, 0% FRL); East Meadow (math 12% / reading 32%, grade F, #757 of 938 statewide, top 82%, 407 students, 0% FRL); Granby Jr Sr High School (math 32% / reading 42%, grade F, #238 of 343 statewide, top 71%, 311 students, 0% FRL) — zoned schools average 0% FRL vs 17% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 19 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 $899 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Recommended offer $128,050 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.32% ✓
• Cap rate: 10.51%
• Cash-on-cash: 15.04%
• DSCR: 1.67
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 5.7%
• Equity multiple: 1.22×
• Total profit: $8,025
• Equity at exit: $19,383

10-year hold

• IRR: 15.1%
• Equity multiple: 2.22×
• Total profit: $44,518
• Equity at exit: $11,240

Cash invested: $36,400 (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 01033

• Home prices YoY: -28.3%
• Active inventory: 19
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,715 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $456

Break-even live

Break-even rent $1,137

Max offer price $130,000

Occupancy floor 68%

Sensitivity live

Price	-10% $546	-5% $501	+0% $456	+5% $411	+10% $366
Rent	-10% $321	-5% $389	+0% $456	+5% $524	+10% $592
Rate	-1.0pp $522	-0.5pp $489	base $456	+0.5pp $423	+1.0pp $388

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-21
   days on market $130,000 Active 16 DOM
2. 2026-06-18
   days on market $130,000 Active 13 DOM
3. 2026-06-17
   days on market $130,000 Active 12 DOM
4. 2026-06-16
   days on market $130,000 Active 11 DOM
5. 2026-06-15
   days on market $130,000 Active 10 DOM
6. 2026-06-14
   days on market $130,000 Active 8 DOM
7. 2026-06-13
   days on market $130,000 Active 7 DOM
8. 2026-06-10
   days on market $130,000 Active 5 DOM
9. 2026-06-09
   days on market $130,000 Active 4 DOM
10. 2026-06-08
    days on market $130,000 Active 3 DOM
11. 2026-06-07
    remarks 62-char remark
12. 2026-06-07
    listed $130,000 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $20,578
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,646
• − Management: −$1,646
• − Depreciation: −$3,782
• Taxable income: $3,622
• Est. tax owed @ 24.0%: −$869
• After-tax cash flow: $4,607/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 · 2 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and renovations, including a new roof and exterior renovation, to become move-in ready.

Repairs flagged

• Major roof — Large footprint suggests significant structural issues
• Major exterior — Large footprint suggests significant structural issues

Value-add opportunities

• Resale roof replacement — A new roof would significantly improve the home's appearance and value
• Resale exterior renovation — A fresh exterior would enhance curb appeal and attract potential buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Large footprint suggests significant structural issues	Major	$15,000–50,000
exterior · Large footprint suggests significant structural issues	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Resale roof replacement — A new roof would significantly improve the home's appearance and value ↑
• Resale exterior renovation — A fresh exterior would enhance curb appeal and attract potential 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: Granby
• NCES district ID: 2505400
• Math proficiency: 21% ▼ -21.00%
• Reading proficiency: 36% ▼ -12.00%
• Median HH income: $77,006
• Composite: 27.49/100
• National rank: #6954
• State rank: #249 of 302 in MA

Livability — Granby

• Score: 75/100
• State rank: #75
• US rank: #4095

Category grades

Amenities F Commute B+ 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

• Population (ZIP): 6,088

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 (92%)
• Race & ethnicity: White 92% Hispanic / Latino 4% Two or more races 3% Black 2%
• Common ancestry: Lithuanian 12% Romanian 9% Slovak 2%
• Foreign-born: 4%
• Languages at home: 93% English-only · Spanish 2% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -105.99%
• Current HPI: 268.8129
• 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

1 event — show timeline

• 2026-06-06 Listed $130,000 FSBO.com