128 Holland Rd · Brimfield, MA 01010

$49,987

2 bd · 1.0 ba · 924 sqft · Manufactured public records · 49 Days on market

Built 1966 0.55 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Appreciation +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Here's your chance at affordable home ownership. Mobile home on it's own parcel of land. Investors, builders, contractors bring your tools to bring this home back to life... or remove it and bring in a new manufactured home. Needs rehab and sold as-is.

Key facts

• 0.55 acre lot
• 4 parking spots
• Built 1966

Property features AI

Finance

• Other: Also known as New Holland Rd for GPS; Listing status: Active
• Financial info: Annual tax amount listed (not included per instructions)
• HOA & community: Community amenities include shopping, walk/jog trails, stables, golf, bike path, conservation area, highway access, house of worship and public school; Not a senior community

Exterior

• Parking: Four open parking spaces (total 4 parking spaces)
• Security: Security features not specified
• Utilities: Private water source; Private sewer; Electric with circuit breakers
• Home design: Single family modular house; Blue exterior color; Approximately 924 above-grade finished area; No below-grade finished area
• Construction: Modular construction; Approximate year built per public records; House structure
• Exterior features: Wooded, cleared and level lot; Public road frontage; Approximately 0.55-acre lot

Interior

• Kitchen: Electric water heater
• Bedrooms: Bedrooms not specified
• Flooring: Flooring not specified
• Bathrooms: One full bathroom
• Heating & cooling: Central heating
• Interior features: Five total rooms
• Laundry & utility: Laundry location not specified

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $870 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Tantasqua (rural): math 54% / reading 57% proficiency, ranked #85 of 302 in MA (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 40 active listings in the ZIP; 453 units permitted in Hampden County in 2024 (116 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.8%/yr); year-one equity from $345 of loan paydown is wiped out by about $1k 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.
• At projected returns (-2.8% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $29k; list at $50k implies a 72% 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 $48,487 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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. 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: 3.10% ✓
• Cap rate: 27.17%
• Cash-on-cash: 74.55%
• DSCR: 4.32
• GRM: 2.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.82% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 74.5%
• Equity multiple: 4.41×
• Total profit: $47,695
• Equity at exit: $7,863

10-year hold

• IRR: 78.2%
• Equity multiple: 9.09×
• Total profit: $113,290
• Equity at exit: $5,029

Cash invested: $13,996 (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 01010

• Home prices YoY: -0.9%
• Active inventory: 40
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,548 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$70 /mo · $846/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $870

Break-even live

Break-even rent $447

Max offer price $49,987

Occupancy floor 39%

Sensitivity live

Price	-10% $898	-5% $884	+0% $870	+5% $855	+10% $841
Rent	-10% $747	-5% $808	+0% $870	+5% $931	+10% $992
Rate	-1.0pp $895	-0.5pp $882	base $870	+0.5pp $857	+1.0pp $843

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: $12,497
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $49,987 Active 49 DOM
2. 2026-06-17
   days on market $49,987 Active 48 DOM
3. 2026-06-16
   days on market $49,987 Active 47 DOM
4. 2026-06-15
   statusdays on market $49,987 Active 46 DOM
5. 2026-06-14
   days on market $49,987 Price Changed 44 DOM
6. 2026-06-13
   pricestatusdays on market $49,987 Price Changed 43 DOM
7. 2026-06-10
   days on market $59,987 Active 41 DOM
8. 2026-06-09
   days on market $59,987 Active 40 DOM
9. 2026-06-08
   days on market $59,987 Active 39 DOM
10. 2026-06-07
    days on market $59,987 Active 38 DOM
11. 2026-06-05
    days on market $59,987 Active 35 DOM
12. 2026-06-03
    days on market $59,987 Active 34 DOM
13. 2026-06-02
    days on market $59,987 Active 33 DOM
14. 2026-06-01
    days on market $59,987 Active 32 DOM
15. 2026-05-31
    days on market $59,987 Active 31 DOM
16. 2026-05-30
    days on market $59,987 Active 30 DOM
17. 2026-04-30
    listed $59,987 New 252-char remark

    Show marketing remark (217 chars)

    Bring your ideas and revitalize this lot in Brimfield. Currently sitting on the property is a mobile home ready for its next owner to bring it back to life. Tear it down and start fresh or completely rehab the inside.

18. 2026-04-30
    listed $59,987 New 217-char remark

    Show marketing remark (217 chars)

    Bring your ideas and revitalize this lot in Brimfield. Currently sitting on the property is a mobile home ready for its next owner to bring it back to life. Tear it down and start fresh or completely rehab the inside.

19. 2026-04-30
    listed $59,987 New

    Show marketing remark (217 chars)

    Bring your ideas and revitalize this lot in Brimfield. Currently sitting on the property is a mobile home ready for its next owner to bring it back to life. Tear it down and start fresh or completely rehab the inside.

20. 1997-03-26
    soldstatus $29,000

ⓘ 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: $846 · $70/mo
• Projected year-2 tax: $846 · $70/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 3/10 Moderate 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,577
• − Mortgage interest: −$2,800
• − Property taxes: −$846
• − Insurance: −$250
• − Repairs & maintenance: −$1,486
• − Management: −$1,486
• − Depreciation: −$1,454
• Taxable income: $10,255
• Est. tax owed @ 24.0%: −$2,461
• After-tax cash flow: $7,973/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: Tantasqua
• NCES district ID: 2511490
• Math proficiency: 54% ▼ -8.00%
• Reading proficiency: 57% ▲ 4.00%
• Median HH income: $77,774
• Composite: 49.99/100
• National rank: #1923
• State rank: #85 of 302 in MA

Livability — Brimfield

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 3,694

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 (87%)
• Race & ethnicity: White 87% Two or more races 9% Black 1%
• Common ancestry: Lithuanian 13% Romanian 9% Subsaharan African 4%
• Foreign-born: 3%
• Languages at home: 97% English-only · Russian/Polish/Slavic 1%

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: ▼ -2.82%
• Current HPI: 302.9123
• 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

+106.9% since first listed

4 events — show timeline

• 2026-04-30 Listed $59,987 MLS PIN
• 2026-04-30 Listed $59,987 MLS PIN
• 2026-04-30 Listed $59,987 MLS PIN
• 1997-03-26 Sold (Public Records) $29,000 Public Records

Property tax history

+1.3%/yr

Latest (2023): $846 · -5.7% YoY. Source: county tax records.