19 Williston Dr · Longmeadow, MA 01106

$499,900

3 bd · 2.5 ba · 2,000 sqft · SingleFamily public records · 29 Days on market

Built 1970 0.52 ac lot Est $356k · 40% over

---

Why this score? — see what drove the D- 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 +12.8/30.0
• Schools +5.4/10.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• DSCR +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

LOCATION! EXCITING OPPORTUNITY! GREAT POTENTIAL! Comfortable 6 room, 3 Bedroom, 2.5 Bathroom, 2000SF Ranch, set on a half acre, level lot offers a convenient central location near Longmeadow shops, schools, fields, and town amenities. Bring your contractor, painter, and decorator to transform this wonderful home to modern-day standards! Hardwood flooring is in many rooms. Stunning blue stone fireplace accents the family room which has slider access to the deck & back yard. Entry hall opens to the dine-in kitchen with built-in hutch & to a combination Living/Formal dining room. Primary bedroom suite already has an updated tiled walk-in shower bathroom. Hall bath requires some re

Key facts

• Hardwood flooring
• Blue stone fireplace
• Dine-in kitchen

Tags

• HALF ACRE LOT
• HARDWOOD FLOORING
• BLUE STONE FIREPLACE
• DINE-IN KITCHEN
• UPDATED TILED SHOWER
• FIRST FLOOR LAUNDRY

Property features AI

Finance

• HOA & community: Community offers access to public transportation, shopping, pool, tennis courts, parks, walk/jog trails, golf, medical facility, bike path, conservation area, highway access, sidewalks, nearby schools and universities, and house of worship

Exterior

• Parking: Attached 2-car garage with garage door opener; 2 covered spaces; 2 open/off-street paved parking spaces (4 total); Paved driveway
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Single family residence; Brick exterior color; Approximately 2,000 above-grade finished area
• Construction: Frame construction; Shingle roof; Concrete perimeter foundation; Year built approximate (from public records)
• Exterior features: Deck; Rain gutters; Window screens; Gentle sloping lot; Paved public road frontage (publicly maintained)

Interior

• Kitchen: Custom built cabinets; Dining area and exterior access; Range; Dishwasher; Disposal; Microwave; Refrigerator
• Bedrooms: 3 main-level bedrooms; Master bedroom with walk-in closet, full bathroom, cable hookup, and mixed tile and carpet flooring
• Flooring: Hardwood flooring in main living areas and some bedrooms; Wall-to-wall carpet in select bedrooms/areas; Tile / stone ceramic flooring in bathrooms and other areas
• Bathrooms: 2 full bathrooms and 1 half bathroom; Master bathroom present; Full bathroom tiled with tub and shower and a double vanity; Remodeled tiled bathroom with shower stall
• Heating & cooling: Forced air natural gas heating; Central air conditioning
• Interior features: Entrance foyer; Custom built closets/cabinets; Window screens; 6 total rooms; Full basement with interior entry, bulkhead access, and concrete perimeter
• Laundry & utility: First-floor laundry closet with washer hookup and electric dryer hookup; Washer and dryer included; Gas water heater and water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $500k.

Deal economics

• At list price, monthly cash flow is $-48 ($-571/yr) — negative.
• To cash-flow at today's rent, offer at most $491k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $450k (10.0% below list).
• Recommended offer: $450k (10.0% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.6% in Longmeadow — 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 80/100 on livability (#38 in MA, #1,837 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: amenities F, cost of living F.
• Longmeadow (suburban): math 50% / reading 66% proficiency, ranked #63 of 302 in MA (top 21%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 4% free/reduced lunch — higher-income household profile.
• Zoned schools: Blueberry Hill (math 58% / reading 68%, grade B, #141 of 938 statewide, top 15%, 392 students, 0% FRL); Glenbrook Middle (math 42% / reading 63%, grade C+, #67 of 305 statewide, top 23%, 332 students, 0% FRL); Longmeadow High (math 77% / reading 82%, grade A-, #43 of 343 statewide, top 13%, 904 students, 0% FRL) — zoned schools at 0% FRL track the district average.
• Market conditions: 22 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $3k of loan paydown is wiped out by about $15k 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.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($492k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $162k; list at $500k implies a 208% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $450,000 (10.0% 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. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
6. 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.
7. 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.
8. 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: 0.90% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.41%
• DSCR: 0.98
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $356,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
48 Schuyler	0.67mi	3/1.5	2,018 (+1%)	12mo	$359,000	$178	53

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: -16.9%
• Equity multiple: 0.40×
• Total profit: $-83,876
• Equity at exit: $74,537

10-year hold

• IRR: -8.8%
• Equity multiple: 0.45×
• Total profit: $-76,294
• Equity at exit: $43,222

Cash invested: $139,972 (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 01106

• Active inventory: 22
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $4,500 medium
• Mortgage (P&I): −$2,622
• Tax from tax record: −$773 /mo · $9,273/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$945
• Net cashflow: $-48

Break-even live

Break-even rent $4,560

Max offer price $491,496

Occupancy floor 96%

Sensitivity live

Price	-10% $235	-5% $94	+0% $-48	+5% $-189	+10% $-331
Rent	-10% $-403	-5% $-225	+0% $-48	+5% $130	+10% $308
Rate	-1.0pp $204	-0.5pp $80	base $-48	+0.5pp $-177	+1.0pp $-309

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: $124,975
• Closing costs: $14,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 Broadleaf Cir Unit 4 East Longmeadow, MA	3.0	3.5	2095	$4,500	$2.15	3d	1	0.88mi

Listing history 19 events

1. 2026-06-22
   days on market $499,900 Active 29 DOM
2. 2026-06-18
   days on market $499,900 Active 26 DOM
3. 2026-06-17
   statusdays on market $499,900 Active 25 DOM
4. 2026-06-16
   days on market $499,900 Back On Market 24 DOM
5. 2026-06-15
   statusdays on market $499,900 Back On Market 23 DOM
6. 2026-06-13
   days on market $499,900 Contingent 21 DOM
7. 2026-06-13
   days on market $499,900 Contingent 20 DOM
8. 2026-06-10
   days on market $499,900 Contingent 18 DOM
9. 2026-06-09
   days on market $499,900 Contingent 17 DOM
10. 2026-06-08
    days on market $499,900 Contingent 16 DOM
11. 2026-06-07
    days on market $499,900 Contingent 15 DOM
12. 2026-06-05
    days on market $499,900 Contingent 12 DOM
13. 2026-06-03
    days on market $499,900 Contingent 11 DOM
14. 2026-06-02
    days on market $499,900 Contingent 10 DOM
15. 2026-06-02
    status $499,900 Contingent 9 DOM
16. 2026-06-01
    days on market $499,900 Active 9 DOM
17. 2026-05-31
    days on market $499,900 Active 8 DOM
18. 2026-05-23
    listed $499,900 New
19. 1985-08-01
    soldstatus $162,250

ⓘ 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: $9,273 · $773/mo
• Projected year-2 tax: $9,273 · $773/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $54,000
• − Mortgage interest: −$28,002
• − Property taxes: −$9,273
• − Insurance: −$2,500
• − Repairs & maintenance: −$4,320
• − Management: −$4,320
• − Depreciation: −$14,543
• Taxable loss: −$8,957
• Est. tax savings @ 24.0%: +$2,150
• After-tax cash flow: $1,579/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: Longmeadow
• NCES district ID: 2506990
• Math proficiency: 50% ▼ -19.00%
• Reading proficiency: 66% ▼ -6.00%
• Median HH income: $101,874
• Composite: 54.31/100
• National rank: #1369
• State rank: #63 of 302 in MA

Livability — Longmeadow

• Score: 80/100
• State rank: #38
• US rank: #1837

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Longmeadow, MA
• City population: 15,961
• Population (ZIP): 15,961

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 (85%)
• Race & ethnicity: White 85% Asian 6% Two or more races 6% Hispanic / Latino 3% Black 2%
• Common ancestry: Romanian 8% Lithuanian 5% German 3%
• Foreign-born: 14% · Canada, China
• Languages at home: 86% English-only · Other Indo-European 5% Spanish 2% Russian/Polish/Slavic 2%

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: ▼ -511.13%
• Current HPI: 247.1779
• 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

+208.1% since first listed

4 events — show timeline

• 2026-06-13 Relisted — MLS PIN
• 2026-06-01 Contingent — MLS PIN
• 2026-05-23 Listed $499,900 MLS PIN
• 1985-08-01 Sold (Public Records) $162,250 Public Records

Property tax history

+3.1%/yr

Latest (2023): $9,273 · +3.5% YoY. Source: county tax records.