37 Finn St · Northampton, MA 01060

$735,000

3 bd · 2.0 ba · 2,303 sqft · MultiFamily public records · 290 Days on market

Built 1900 3,720 sqft lot $319/sqft · 35% above area Est $695k · 6% over

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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 +23.9/30.0
• DSCR +7.7/10.0
• 1% rule +5.5/10.0
• ARV discount +4.9/15.0
• Rent growth +4.0/5.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Downtown 2 apartments with 3rd income option / walk to downtown & easy commute highway access / well maintained, inside & out / large 1st floor front porch & 2nd floor has a private porch as well / common laundry in basement./ (attic unit is 1 open space that has K, Bdrm, Lvrm, Bath / Great appeal for 1st time buyer or long term investment.

Key facts

• Private porch
• Walk to downtown
• 3,720 sq ft lot

Tags

• WALK TO DOWNTOWN
• EASY COMMUTE HIGHWAY ACCESS
• LARGE 1ST FLOOR FRONT PORCH
• PRIVATE PORCH
• COMMON LAUNDRY IN BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $735k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $735k).
• Recommended offer: $647k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 2.2% in Northampton — 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 78/100 on livability (#49 in MA, #2,534 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+, employment A; Watch: crime D+, amenities F, cost of living F.
• Northampton (suburban): math 36% / reading 53% proficiency, ranked #175 of 302 in MA (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.9%/yr); 41 active listings in the ZIP; solid renter incomes; 349 units permitted in Hampshire County in 2024 (185 in 5+ unit buildings).
• At $7,700/mo this rent would consume 120% of the median local household income ($77k/yr) (locally 1269% 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 $5k of loan paydown is wiped out by about $22k of value loss. Plan a longer hold.
• Hampshire County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 5.9% rent growth), your $206k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 290 days — a 12% lower offer ($647k) 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 $249k; list at $735k implies a 196% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $646,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 290 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 1.05% ✓
• Cap rate: 8.62%
• Cash-on-cash: 8.33%
• DSCR: 1.37
• GRM: 8.0

CMA / ARV

• ARV (median comp): $694,836
• List price: $735,000
• Delta: 5.78%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 Day Ave	0.62mi	4/2.0 (+1)	2,406 (+4%)	10mo	$625,000	$260	50
61 Old South St	0.73mi	4/2.0 (+1)	2,486 (+8%)	0mo	$433,000	$174	48
30 Grant Ave	0.52mi	4/3.0 (+1)	2,376 (+3%)	17mo	$550,000	$231	48
52 Elizabeth St	0.46mi	4/2.0 (+1)	2,036 (-12%)	9mo	$600,000	$295	47
38 Walnut St	0.35mi	4/2.0 (+1)	2,028 (-12%)	21mo	$490,000	$242	42

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 · 5.87% rent growth · sell at horizon

5-year hold

• IRR: -0.7%
• Equity multiple: 0.97×
• Total profit: $-5,423
• Equity at exit: $109,591

10-year hold

• IRR: 11.6%
• Equity multiple: 2.03×
• Total profit: $211,359
• Equity at exit: $63,549

Cash invested: $205,800 (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 01060

• Rents YoY: 5.9%
• Active inventory: 41
• Price-to-rent: 23.9×

Monthly cashflow live

• Estimated rent: $7,700 medium
• Mortgage (P&I): −$3,854
• Tax from tax record: −$494 /mo · $5,932/yr
• Insurance: −$306
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,617
• Net cashflow: $1,428

Break-even live

Break-even rent $5,892

Max offer price $735,000

Occupancy floor 76%

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1	$7,701
Total (3 units)			$7,700

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: $183,750
• Closing costs: $22,050
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $735,000 Active 290 DOM
2. 2026-06-17
   days on market $735,000 Active 289 DOM
3. 2026-06-16
   days on market $735,000 Active 288 DOM
4. 2026-06-15
   days on market $735,000 Active 287 DOM
5. 2026-06-14
   days on market $735,000 Active 285 DOM
6. 2026-06-13
   days on market $735,000 Active 284 DOM
7. 2026-06-10
   days on market $735,000 Active 282 DOM
8. 2026-06-09
   days on market $735,000 Active 281 DOM
9. 2026-06-08
   days on market $735,000 Active 280 DOM
10. 2026-06-07
    days on market $735,000 Active 279 DOM
11. 2026-06-05
    days on market $735,000 Active 276 DOM
12. 2026-06-03
    days on market $735,000 Active 275 DOM
13. 2026-06-02
    days on market $735,000 Active 274 DOM
14. 2026-06-01
    days on market $735,000 Active 273 DOM
15. 2026-05-31
    days on market $735,000 Active 272 DOM
16. 2026-05-30
    days on market $735,000 Active 271 DOM
17. 2026-04-02
    status Reactivated 356-char remark

    Show marketing remark (356 chars)

    Downtown 2 apartments with 3rd income option / walk to downtown & easy commute highway access / well maintained, inside & out / large 1st floor front porch & 2nd floor has a private porch as well / common laundry in basement./ (attic unit is 1 open space that has K, Bdrm, Lvrm, Bath / Great appeal for 1st time buyer or long term investment.

18. 2026-03-31
    historical 356-char remark

    Show marketing remark (356 chars)

    Downtown 2 apartments with 3rd income option / walk to downtown & easy commute highway access / well maintained, inside & out / large 1st floor front porch & 2nd floor has a private porch as well / common laundry in basement./ (attic unit is 1 open space that has K, Bdrm, Lvrm, Bath / Great appeal for 1st time buyer or long term investment.

19. 2025-08-30
    listed $735,000 New 356-char remark

    Show marketing remark (356 chars)

    Downtown 2 apartments with 3rd income option / walk to downtown & easy commute highway access / well maintained, inside & out / large 1st floor front porch & 2nd floor has a private porch as well / common laundry in basement./ (attic unit is 1 open space that has K, Bdrm, Lvrm, Bath / Great appeal for 1st time buyer or long term investment.

20. 2005-08-11
    soldstatus $248,725

ⓘ 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: $5,932 · $494/mo
• Projected year-2 tax: $7,486 · $624/mo
• Expected delta: +$1,554/yr (+$130/mo · 26.2%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $92,400
• − Mortgage interest: −$41,171
• − Property taxes: −$5,932
• − Insurance: −$3,675
• − Repairs & maintenance: −$7,392
• − Management: −$7,392
• − Depreciation: −$21,382
• Taxable income: $5,456
• Est. tax owed @ 24.0%: −$1,309
• After-tax cash flow: $15,827/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: Northampton
• NCES district ID: 2508850
• Math proficiency: 36% ▼ -13.00%
• Reading proficiency: 53% ▼ -4.00%
• Median HH income: $57,335
• Composite: 38.86/100
• National rank: #4102
• State rank: #175 of 302 in MA

Livability — Northampton

• Score: 78/100
• State rank: #49
• US rank: #2534

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Northampton, MA
• County: Hampshire County · 76,035 people
• City population: 16,492
• Metro: Springfield, MA
• Population (ZIP): 16,492
• Household income: $76,848
• Rent vs Own: 54.7% rent · 45.3% own
• Severe rent burden: 1269.0

Population outlook (Hampshire County) Hauer SSP2

• Today (2025): 166,577 people
• By 2030: 168,928 · +1.4%
• By 2040: 171,197 · +2.8%
• By 2050: 175,542 · +5.4%
• By 2075: 199,884 · +20.0%
• By 2100: 211,819 · +27.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 12% Two or more races 8% Asian 3% Black 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 7%
• Common ancestry: Romanian 7% Italian 4% Lithuanian 4%
• Foreign-born: 8% · Canada, China, Jamaica
• Languages at home: 86% English-only · Spanish 9% Other Indo-European 2% Chinese 1%

Political lean MEDSL · Hampshire

• 2024 margin: Solid D (+41.9) · D 69.5% · R 27.6% · Other 2.9%
• 2008→2024 swing: -3.6pp toward R · 2008: 45.6pp · 2024: 41.9pp
• All cycles: 2024: D+41.9 2020: D+46.8 2016: D+39.5 2012: D+43.8 2008: D+45.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -200.05%
• Current HPI: 315.842
• Rent YoY: ▲ 5.87%
• 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

+195.5% since first listed

4 events — show timeline

• 2026-04-02 Relisted — MLS PIN
• 2026-03-31 Listing Removed — MLS PIN
• 2025-08-30 Listed $735,000 MLS PIN
• 2005-08-11 Sold (Public Records) $248,725 Public Records

Property tax history

+3.6%/yr

Latest (2023): $5,932 · +3.4% YoY. Source: county tax records.