405 Pittsfield Rd Lot F2 · Pittsfield, MA 01240

$89,500

2 bd · 1.0 ba · 825 sqft · Manufactured · 36 Days on market

Good condition $108/sqft · 19% below area Est $110k · 19% under

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.9/10.0
• Schools +4.9/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0

Listing remarks

Totally renovated and move-in ready mobile home in Lenox! This 2-bedroom home is located on a quiet dead-end street in the Berkshire Mobile Park and offers a nice deck along with an ample side yard to enjoy. Shed in the back needs some repairs to the roof.

Key facts

• Move-in ready
• Ample side yard
• Listed 35 days

Tags

• RENOVATED MOBILE HOME
• MOVE-IN READY
• QUIET DEAD-END STREET
• AMPLE SIDE YARD

Property features AI

Exterior

• Utilities: 100 Amp electrical service; Public sewer
• Home design: Updated/remodeled condition
• Construction: Metal roof; Total building area approximately 825
• Exterior features: Deck

Interior

• Kitchen: Refrigerator
• Bedrooms: 4 total rooms (includes living spaces and bedrooms)
• Flooring: Carpet; Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Has heating
• Interior features: Accessible full bathroom; Accessible bedroom

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $651 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.0% vs local median 3.6% in Pittsfield — 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 (#70 in MA, #3,820 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: employment C-, amenities D+, crime D.
• Lenox (town): math 47% / reading 67% proficiency, ranked #93 of 302 in MA (top 31%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Morris (math 47% / reading 67%, grade C+, #207 of 938 statewide, top 26%, 339 students, 0% FRL); Lenox Memorial High (math 47% / reading 68%, grade C, #145 of 343 statewide, top 42%, 431 students, 0% FRL) — zoned schools average 0% FRL vs 16% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 50 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 $2k of equity ($619 loan paydown + $2k appreciation (1.7% 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 (1.7% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Recommended offer $86,815 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is D 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?
5. 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.
6. 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.
7. 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: 1.80% ✓
• Cap rate: 15.03%
• Cash-on-cash: 31.19%
• DSCR: 2.39
• GRM: 4.6

CMA / ARV

• ARV (median comp): $110,000
• List price: $89,500
• Delta: -18.64%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
405 Pittsfield Rd Unit A-6	0.00mi	2/2.0	800 (-3%)	3mo	$110,000	$138	89

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

Projected returns pro-forma

1.71% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.8%
• Equity multiple: 2.85×
• Total profit: $46,345
• Equity at exit: $33,918

10-year hold

• IRR: 36.3%
• Equity multiple: 5.58×
• Total profit: $114,692
• Equity at exit: $47,802

Cash invested: $25,060 (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 01240

• Home prices YoY: 0.6%
• Active inventory: 50
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,607 medium
• Mortgage (P&I): −$469
• Tax est. 1.5%: −$112 /mo · $1,342/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $651

Break-even live

Break-even rent $783

Max offer price $89,500

Occupancy floor 54%

Sensitivity live

Price	-10% $713	-5% $682	+0% $651	+5% $620	+10% $589
Rent	-10% $524	-5% $588	+0% $651	+5% $715	+10% $778
Rate	-1.0pp $696	-0.5pp $674	base $651	+0.5pp $628	+1.0pp $605

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $89,500 Active 36 DOM
2. 2026-06-18
   days on market $89,500 Active 35 DOM
3. 2026-06-17
   days on market $89,500 Active 34 DOM
4. 2026-06-16
   days on market $89,500 Active 33 DOM
5. 2026-06-15
   days on market $89,500 Active 32 DOM
6. 2026-06-14
   days on market $89,500 Active 30 DOM
7. 2026-06-12
   days on market $89,500 Active 29 DOM
8. 2026-06-09
   days on market $89,500 Active 26 DOM
9. 2026-06-08
   days on market $89,500 Active 25 DOM
10. 2026-06-07
    days on market $89,500 Active 24 DOM
11. 2026-06-05
    days on market $89,500 Active 21 DOM
12. 2026-06-02
    days on market $89,500 Active 19 DOM
13. 2026-06-01
    days on market $89,500 Active 18 DOM
14. 2026-05-31
    days on market $89,500 Active 17 DOM
15. 2026-05-30
    days on market $89,500 Active 16 DOM
16. 2026-05-13
    listed $89,500 Active 256-char remark

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

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 ≥91°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $19,289
• − Mortgage interest: −$5,013
• − Property taxes: −$1,342
• − Insurance: −$448
• − Repairs & maintenance: −$1,543
• − Management: −$1,543
• − Depreciation: −$2,604
• Taxable income: $6,796
• Est. tax owed @ 24.0%: −$1,631
• After-tax cash flow: $6,185/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 · 13 photos

Good 80/100 Cosmetic rehab

Totally renovated and move-in ready mobile home in Lenox with good condition and minimal repairs needed.

Repairs flagged

• Minor deck — slight wear
• Major shed roof — visible damage

Value-add opportunities

• Resale paint exterior — enhances curb appeal
• Both repair shed roof — fixes structural issue and improves value

Renovation cost estimate screening

Repair item	Severity	Est. cost
deck · slight wear	Minor	$500–3,000
shed roof · visible damage	Major	$15,000–50,000
Total estimated repair cost · 2 items		$15,500–53,000

Value-add ROI direction

• Resale paint exterior — enhances curb appeal ↑
• Both repair shed roof — fixes structural issue and improves value ↑

ⓘ 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: Lenox
• NCES district ID: 2506750
• Math proficiency: 47% ▼ -22.00%
• Reading proficiency: 67% ▼ -3.00%
• Median HH income: $56,023
• Composite: 49.09/100
• National rank: #2053
• State rank: #93 of 302 in MA

Livability — Pittsfield

• Score: 75/100
• State rank: #70
• US rank: #3820

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 44,848
• Population (ZIP): 5,024

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 6% Two or more races 2%
• Common ancestry: Romanian 5% Lithuanian 5% Slovak 4%
• Foreign-born: 10% · Canada
• Languages at home: 92% English-only · Spanish 5% French/Haitian/Cajun 1% Other Asian/Pacific 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: ▲ 1.71%
• Current HPI: 272.511
• 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

• 2026-05-13 Listed $89,500 BCMLS