26 Vernon St · Holyoke, MA 01040

$449,900

5 bd · 3.0 ba · 3,104 sqft · MultiFamily public records · 13 Days on market

Built 1890 6,251 sqft lot Est $435k · at est.

---

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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +5.9/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 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: 3 units. confirmed

Listing remarks MLS

HUD PROPERTIES SUBJECT TO PRIOR SALE, WTHDWL OR CANCELLATION & SOLD AS IS. INFO & BIDS WWW.CITIWESTINC.COM & WEB SITES SUPERCEEDS LISTING. HUD, CITIWEST AND BROKERS ASSUME NO FAUL FOR ERRORS. HUDS RIGHT TO ACCEPT OR REJECT ANY AND ALL BIDS

Key facts

• Covered front porch
• Basement access
• Spacious yard

Tags

• COVERED FRONT PORCH
• FLEX SPACE
• BASEMENT ACCESS
• BACK DECK
• SPACIOUS YARD
• PRIVATE STAIR ACCESS

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Attached garage (1 car); 1 covered parking space; 4 off-street open parking spaces; Total 5 parking spaces
• Utilities: Public water; Public sewer; Electric individually metered
• Home design: 3-family property; 3 stories; Grey exterior
• Construction: Frame construction; Brick/mortar foundation; Shingle roof; Built (year per public records)
• Exterior features: Porch; Wood deck; Level lot; Public road frontage

Interior

• Kitchen: Range; Refrigerator
• Flooring: Vinyl flooring
• Bathrooms: 3 full bathrooms
• Heating & cooling: Natural gas heating; Electric heating
• Interior features: Pantry; Full bathroom with tub and shower; Remodeled areas; Sliding door; Living room; Kitchen; Laundry room; Office/Den; Total of 14 rooms
• Laundry & utility: Laundry room; Individually metered electric

What this means for you Summary

Snapshot

• This is a 3 × 5-bed/3.0-bath units multifamily listed at $450k.

Deal economics

• At list price, monthly cash flow is $3k ($30k/yr) — positive. Per door: $837/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $450k).
• Cap rate 13.0% 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 $6,714/mo this rent would consume 150% 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 $3k of loan paydown is wiped out by about $13k 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 $126k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 26y 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 $64k; list at $450k implies a 604% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 23% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $449,900

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1890 — 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.49% ✓
• Cap rate: 12.99%
• Cash-on-cash: 23.93%
• DSCR: 2.06
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $434,560
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20-22 Clark St	0.50mi	6/3.0 (+1)	3,132 (+1%)	17mo	$440,000	$140	56
223 Skeele St	0.58mi	6/3.0 (+1)	3,354 (+8%)	18mo	$385,000	$115	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: 17.1%
• Equity multiple: 1.69×
• Total profit: $87,022
• Equity at exit: $67,082

10-year hold

• IRR: 25.6%
• Equity multiple: 3.23×
• Total profit: $281,446
• Equity at exit: $38,899

Cash invested: $125,972 (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: 16.8×

Monthly cashflow live

• Estimated rent: $6,714 medium
• Mortgage (P&I): −$2,359
• Tax from tax record: −$245 /mo · $2,938/yr
• Insurance: −$187
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,410
• Net cashflow: $2,512

Break-even live

Break-even rent $3,534

Max offer price $449,900

Occupancy floor 58%

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

Units	Beds	Baths	Est. rent
▸ 3× units	5	3	$6,714
Total (3 units)			$6,714

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: $112,475
• Closing costs: $13,497
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-18
   days on market $449,900 Active 13 DOM
2. 2026-06-17
   days on market $449,900 Active 12 DOM
3. 2026-06-16
   days on market $449,900 Active 11 DOM
4. 2026-06-15
   days on market $449,900 Active 10 DOM
5. 2026-06-14
   days on market $449,900 Active 8 DOM
6. 2026-06-10
   days on market $449,900 Active 5 DOM
7. 2026-06-09
   statusdays on market $449,900 Active 4 DOM
8. 2026-06-08
   days on market $449,900 New 3 DOM
9. 2026-06-07
   remarks 693-char remark
10. 2026-06-07
    listed $449,900 New 2 DOM

ⓘ 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: $2,938 · $245/mo
• Projected year-2 tax: $4,236 · $353/mo
• Expected delta: +$1,298/yr (+$108/mo · 44.2%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 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: $80,568
• − Mortgage interest: −$25,201
• − Property taxes: −$2,938
• − Insurance: −$2,250
• − Repairs & maintenance: −$6,445
• − Management: −$6,445
• − Depreciation: −$13,088
• Taxable income: $24,200
• Est. tax owed @ 24.0%: −$5,808
• After-tax cash flow: $24,341/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: 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

+254.3% since first listed

6 events — show timeline

• 2026-06-05 Listed $449,900 MLS PIN
• 2000-04-09 Sold (MLS) $63,900 MLS PIN
• 2000-03-31 Sold (Public Records) $63,900 Public Records
• 2000-02-04 Listed $66,500 MLS PIN
• 1992-04-16 Sold (Public Records) $118,000 Public Records
• 1988-07-28 Sold (Public Records) $127,000 Public Records

Property tax history

+3.8%/yr

Latest (2023): $2,938 · -0.7% YoY. Source: county tax records.