8 Cherry St · Adams, MA 01220

$279,900

5 bd · 3.0 ba · 3,160 sqft · MultiFamily public records · 42 Days on market

Built 1900 9,583 sqft lot Est $291k · at est.

---

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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +9.2/15.0
• Appreciation +8.3/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Well-maintained three-family property offering a great opportunity for both owner-occupants and investors alike. One unit features a spacious three-bedroom, one-and-a-quarter-bath layout complete with a large kitchen, formal dining room, and comfortable living area. The additional units include a one-bedroom apartment on the upper level with a bright living room and eat-in kitchen, and a first-floor one-bedroom unit offering a kitchen, living room, and a versatile bonus room--ideal for a home office or extra living space. The property also includes a two-car detached garage, a nicely sized, low-maintenance backyard, a welcoming front porch, and two enclosed rear porches--perfect for enjoyin

Key facts

• Formal dining room
• Eat in kitchen
• Large kitchen

Tags

• THREE FAMILY PROPERTY
• LARGE KITCHEN
• FORMAL DINING ROOM
• BRIGHT LIVING ROOM
• EAT IN KITCHEN
• VERSATILE BONUS ROOM

Property features AI

Exterior

• Utilities: Public sewer; Electric with circuit breakers and individual meter
• Construction: Slate and asphalt roof; Total building area 3160

Interior

• Bedrooms: Unit with 3 bedrooms
• Flooring: Laminate; Linoleum; Wood
• Bathrooms: 3 full bathrooms
• Heating & cooling: Natural gas heating
• Interior features: Cable available
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 1×3bd/1.25ba + 2×1bd/1ba units multifamily listed at $280k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive. Per door: $487/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $280k).
• Recommended offer: $272k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 3.7% in Adams — 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 71/100 on livability (#131 in MA) — a middle-class / working-renter tenant base. Strengths: health & safety A+, housing A, cost of living A-; Watch: amenities F, commute F, employment D-.
• Adams-Cheshire (rural): math 14% / reading 31% proficiency, ranked #285 of 302 in MA (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Hoosac Valley Elementary School (math 27% / reading 42%, grade F, #577 of 938 statewide, top 65%, 374 students, 0% FRL); Hoosac Valley Middle School (math 8% / reading 28%, grade F, #264 of 305 statewide, top 87%, 288 students, 0% FRL); Hoosac Valley High School (math 22% / reading 37%, grade F, #270 of 343 statewide, top 80%, 324 students, 0% FRL) — zoned schools average 0% FRL vs 36% district-wide (36 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 62 active listings in the ZIP; 130 units permitted in Berkshire County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($2k loan paydown + $19k appreciation (6.7% local appreciation)).
• Berkshire County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.7% appreciation + 3.0% rent growth), your $78k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $271,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% 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. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 12.56%
• Cash-on-cash: 22.38%
• DSCR: 2.00
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $290,720
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10-12 Richmond St	0.05mi	6/2.0 (+1)	2,840 (-10%)	1mo	$259,900	$92	71
56-58 North Summer St	0.53mi	6/3.0 (+1)	2,820 (-11%)	11mo	$265,000	$94	43
37 N Summer St	0.40mi	6/3.5 (+1)	2,756 (-13%)	12mo	$305,000	$111	43
47 Commercial St	0.59mi	6/4.0 (+1)	3,450 (+9%)	16mo	$319,000	$92	34
19-21 Bobs Hl	0.50mi	6/2.0 (+1)	2,740 (-13%)	21mo	$160,000	$58	28

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.66% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.4%
• Equity multiple: 3.36×
• Total profit: $185,084
• Equity at exit: $187,823

10-year hold

• IRR: 32.4%
• Equity multiple: 6.98×
• Total profit: $469,032
• Equity at exit: $351,354

Cash invested: $78,372 (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 01220

• Home prices YoY: 2.3%
• Active inventory: 62
• Price-to-rent: 15.7×

Monthly cashflow live

• Estimated rent: $4,182 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$257 /mo · $3,089/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$878
• Net cashflow: $1,462

Break-even live

Break-even rent $2,331

Max offer price $279,900

Occupancy floor 60%

Sensitivity live

Price	-10% $1,620	-5% $1,541	+0% $1,462	+5% $1,383	+10% $1,303
Rent	-10% $1,132	-5% $1,297	+0% $1,462	+5% $1,627	+10% $1,792
Rate	-1.0pp $1,603	-0.5pp $1,533	base $1,462	+0.5pp $1,389	+1.0pp $1,316

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

Units	Beds	Baths	Est. rent
1× unit	3	1.25	$1,482
▸ 2× units	1	1	$2,700
Total (3 units)			$4,182

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $279,900 Active 42 DOM
2. 2026-06-21
   days on market $279,900 Active 41 DOM
3. 2026-06-18
   days on market $279,900 Active 39 DOM
4. 2026-06-17
   days on market $279,900 Active 38 DOM
5. 2026-06-16
   days on market $279,900 Active 37 DOM
6. 2026-06-15
   days on market $279,900 Active 36 DOM
7. 2026-06-13
   days on market $279,900 Active 34 DOM
8. 2026-06-12
   days on market $279,900 Active 33 DOM
9. 2026-06-09
   days on market $279,900 Active 30 DOM
10. 2026-06-08
    days on market $279,900 Active 29 DOM
11. 2026-06-07
    days on market $279,900 Active 28 DOM
12. 2026-06-07
    days on market $279,900 Active 27 DOM
13. 2026-06-04
    days on market $279,900 Active 24 DOM
14. 2026-06-02
    days on market $279,900 Active 23 DOM
15. 2026-06-01
    days on market $279,900 Active 22 DOM
16. 2026-05-31
    days on market $279,900 Active 21 DOM
17. 2026-05-31
    days on market $279,900 Active 20 DOM
18. 2026-05-15
    status Pending
19. 2026-04-29
    listed $279,900 Active
20. 2018-01-10
    historical
21. 2017-10-23
    listed $149,900

ⓘ 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: $3,089 · $257/mo
• Projected year-2 tax: $3,266 · $272/mo
• Expected delta: +$177/yr (+$15/mo · 5.7%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥90°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $50,184
• − Mortgage interest: −$15,679
• − Property taxes: −$3,089
• − Insurance: −$1,400
• − Repairs & maintenance: −$4,015
• − Management: −$4,015
• − Depreciation: −$8,143
• Taxable income: $13,845
• Est. tax owed @ 24.0%: −$3,323
• After-tax cash flow: $14,220/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: Adams-Cheshire
• NCES district ID: 2501780
• Math proficiency: 14% ▼ -13.00%
• Reading proficiency: 31% ▼ -4.00%
• Median HH income: $45,956
• Composite: 19.53/100
• National rank: #8765
• State rank: #285 of 302 in MA

Livability — Adams

• Score: 71/100
• State rank: #131
• US rank: #7262

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Adams, MA
• City population: 8,106
• Population (ZIP): 8,106

Population outlook (Berkshire County) Hauer SSP2

• Today (2025): 119,723 people
• By 2030: 114,608 · -4.3%
• By 2040: 102,806 · -14.1%
• By 2050: 91,305 · -23.7%
• By 2075: 71,517 · -40.3%
• By 2100: 57,988 · -51.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 18% Lithuanian 16% Slovak 1%
• Foreign-born: 2% · Vietnam
• Languages at home: 96% English-only · Spanish 2% Russian/Polish/Slavic 2% Vietnamese 1%

Political lean MEDSL · Berkshire

• 2024 margin: Solid D (+39.9) · D 68.9% · R 29.0% · Other 2.1%
• 2008→2024 swing: -12.5pp toward R · 2008: 52.4pp · 2024: 39.9pp
• All cycles: 2024: D+39.9 2020: D+47.1 2016: D+41.5 2012: D+53.7 2008: D+52.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.66%
• Current HPI: 295.6616
• 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

+86.7% since first listed

4 events — show timeline

• 2026-05-15 Pending — BCMLS
• 2026-04-29 Listed $279,900 BCMLS
• 2018-01-10 Listing Removed — BCMLS
• 2017-10-23 Listed $149,900 BCMLS

Property tax history

+1.4%/yr

Latest (2023): $3,089 · +2.0% YoY. Source: county tax records.