221 North St · Northfield, MA 01344

$249,900

3 bd · 2.0 ba · 1,204 sqft · SingleFamily public records · 6 Days on market

Built 1985 2.44 ac lot

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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 +12.7/30.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• DSCR +3.8/10.0
• Schools +3.4/10.0
• Livability +3.1/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

LOOK CLOSELY BECAUSE THIS RANCH IS "HAND BUILT", PLASTER WALLS, EXCELL. FINISH WORK, CORIAN COUNTERS, WOOD SHINGLE ROOF, WOOD CLAPBOARDS. LOW TAX COUNTRY TOO! HANDY TO RT 2.

Key facts

• Covered front porch
• Private bath
• Dining area

Tags

• EAT-IN KITCHEN
• DINING AREA
• PRIVATE BATH
• DETACHED TWO-CAR GARAGE
• COVERED FRONT PORCH
• YARD SPACE

Property features AI

Finance

• Other: Property sits on approximately 2.44 acres with about 450 feet of frontage
• HOA & community: Community features include tennis courts, park, walk/jog trails, conservation area, house of worship and public school; Not a senior community

Exterior

• Parking: Detached garage with workshop area; Garage faces side; Two garage spaces (two covered spaces); Three open parking spaces; Paved driveway and off-street parking; Total of five parking spaces
• Utilities: Private water; Private sewer; Electric service with circuit breakers; Electric connections provided for electric range, electric oven and electric dryer
• Home design: Single family residence; House structure; Modular/frame construction; Green exterior color; Approximate year built (public records)
• Construction: Concrete perimeter foundation; Shingle roof
• Exterior features: Porch and deck; Exterior storage; Gentle sloping to level lot; Paved public road frontage (publicly maintained)

Interior

• Kitchen: Laminate flooring; Dining area; Stainless steel appliances; Range, dishwasher, microwave, refrigerator
• Bedrooms: Master bedroom on the first floor with a 3/4 bathroom and wall-to-wall carpet; Second bedroom on the first floor with wall-to-wall carpet; Third bedroom on the first floor with wall-to-wall carpet
• Flooring: Vinyl; Carpet; Laminate; Hardwood
• Bathrooms: Two full bathrooms; Master bathroom present; First-floor full bathroom with tiled tub and shower; First-floor 3/4 bathroom with shower stall, wainscoting and beadboard
• Heating & cooling: Oil baseboard heating
• Interior features: Six total rooms; Insulated doors and windows; Internet available
• Laundry & utility: Washer and dryer included; Washer hookup and electric dryer hookup in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-28 ($-338/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (2.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (21.5% below list).
• Recommended offer: $196k (21.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#210 in MA) — a middle-class / working-renter tenant base. Strengths: crime A+; Watch: health & safety D, amenities F, commute F.
• Erving (town): math 25% / reading 45% proficiency, ranked #329 of 371 in MA (top 89%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Erving Elementary (math 10% / reading 24%, grade F, #819 of 938 statewide, top 88%, 129 students, 0% FRL) — zoned schools average 0% FRL vs 33% district-wide (33 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 17% at this address vs 35% district-wide (-18 pts) — the specific schools serving this property underperform the Erving average; the district grade overstates school quality for this exact location.
• Market conditions: 5 active listings in the ZIP; 89 units permitted in Franklin County in 2024 (22 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($2k loan paydown + $10k appreciation (3.9% local appreciation)).
• Franklin County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.9% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 28y 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 $110k; list at $250k implies a 127% gain — meaningful room to come down on a strong offer.

Recommended offer $196,057 (21.5% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.78% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.48%
• DSCR: 0.98
• GRM: 10.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.91% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.6%
• Equity multiple: 1.58×
• Total profit: $40,513
• Equity at exit: $125,416

10-year hold

• IRR: 11.5%
• Equity multiple: 2.89×
• Total profit: $132,105
• Equity at exit: $204,109

Cash invested: $69,972 (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 01344

• Home prices YoY: 1.2%
• Active inventory: 5
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,961 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$162 /mo · $1,949/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $-28

Break-even live

Break-even rent $1,996

Max offer price $244,919

Occupancy floor 96%

Sensitivity live

Price	-10% $113	-5% $43	+0% $-28	+5% $-99	+10% $-170
Rent	-10% $-183	-5% $-106	+0% $-28	+5% $49	+10% $127
Rate	-1.0pp $98	-0.5pp $35	base $-28	+0.5pp $-93	+1.0pp $-159

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-22
   days on market $249,900 Active 6 DOM
2. 2026-06-21
   days on market $249,900 Active 5 DOM
3. 2026-06-21
   statusdays on market $249,900 Active 4 DOM
4. 2026-06-18
   days on market $249,900 New 2 DOM
5. 2026-06-17
   remarks 699-char remark
6. 2026-06-17
   listed $249,900 New 1 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: $1,949 · $162/mo
• Projected year-2 tax: $2,511 · $209/mo
• Expected delta: +$562/yr (+$47/mo · 28.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,527
• − Mortgage interest: −$13,998
• − Property taxes: −$1,949
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,882
• − Management: −$1,882
• − Depreciation: −$7,270
• Taxable loss: −$4,704
• Est. tax savings @ 24.0%: +$1,129
• After-tax cash flow: $791/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: Erving
• NCES district ID: 2504710
• Math proficiency: 25% ▬ 0.00%
• Reading proficiency: 45% ▲ 5.00%
• Median HH income: $56,389
• Composite: 33.55/100
• National rank: #10501
• State rank: #329 of 371 in MA

Livability — Northfield

• Score: 62/100
• State rank: #210
• US rank: #16745

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,639

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 68,566 people
• By 2030: 66,543 · -3.0%
• By 2040: 60,766 · -11.4%
• By 2050: 54,971 · -19.8%
• By 2075: 42,642 · -37.8%
• By 2100: 31,861 · -53.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Black 2% Hispanic / Latino 2%
• Common ancestry: Lithuanian 14% Romanian 13% Italian 5%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid D (+37.8) · D 67.3% · R 29.6% · Other 3.1%
• 2008→2024 swing: -9.9pp toward R · 2008: 47.7pp · 2024: 37.8pp
• All cycles: 2024: D+37.8 2020: D+44.4 2016: D+37.0 2012: D+47.0 2008: D+47.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.91%
• Current HPI: 318.219
• 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

+127.2% since first listed

4 events — show timeline

• 2026-06-16 Listed $249,900 MLS PIN
• 1998-08-21 Sold (Public Records) $110,000 Public Records
• 1998-08-21 Sold (MLS) $110,000 MLS PIN
• 1998-06-08 Listed $110,000 MLS PIN

Property tax history

+2.3%/yr

Latest (2023): $1,949 · +3.7% YoY. Source: county tax records.