29-31 Westminster St · Pittsfield, MA 01201

$259,900

4 bd · 2.0 ba · 1,672 sqft · MultiFamily public records · 24 Days on market

Built 1940 7,061 sqft lot Est $182k · 43% 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 +24.0/30.0
• DSCR +7.7/10.0
• 1% rule +5.8/10.0
• Rent growth +4.4/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

This duplex is in good condition and has all separate utilities. Laundry in basement for each. Roof approx. 5 years old. Delead certificates for both sides

Key facts

• Fresh paint
• Occupied unit
• Thoughtfully updated

Tags

• TWO-FAMILY RANCH
• VACANT UNIT
• OCCUPIED UNIT
• RELIABLE RENTAL INCOME
• THOUGHTFULLY UPDATED
• FRESH PAINT

Property features AI

Exterior

• Utilities: Public sewer
• Home design: Property updated/remodeled
• Construction: Fiberglass and asphalt roof; Building area approximately 1672
• Exterior features: Public sewer

Interior

• Kitchen: Refrigerator
• Bedrooms: Unit has 2 bedrooms; Vacant unit
• Flooring: Carpet; Linoleum; Wood
• Bathrooms: 2 full bathrooms; One unit with 1 bathroom
• Heating & cooling: Oil heating
• Interior features: Updated/remodeled condition; Accessible bedroom; Accessible full bath

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $260k.

Deal economics

• At list price, monthly cash flow is $511 ($6k/yr) — positive. Per door: $255/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $256k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% 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.
• Pittsfield (urban): math 19% / reading 34% proficiency, ranked #272 of 302 in MA (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Allendale (math 22% / reading 42%, grade F, #628 of 938 statewide, top 69%, 273 students, 0% FRL); Pittsfield High (math 32% / reading 57%, grade F, #203 of 343 statewide, top 60%, 651 students, 0% FRL) — zoned schools average 0% FRL vs 50% district-wide (50 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+7.7%/yr); 275 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 130 units permitted in Berkshire County in 2024 (10 in 5+ unit buildings).
• At $2,800/mo this rent would consume 47% of the median local household income ($71k/yr) (locally 1580% 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Berkshire County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 7.7% rent growth), your $73k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y 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 $100k; list at $260k implies a 160% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $256,001 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.08% ✓
• Cap rate: 8.65%
• Cash-on-cash: 8.42%
• DSCR: 1.37
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $182,248
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
509 Tyler St	0.36mi	4/2.0	1,701 (+2%)	13mo	$185,000	$109	70
58-60 Curtis Ter	0.10mi	4/2.0	1,920 (+15%)	22mo	$210,000	$109	52
20-22 Spring St	0.50mi	4/2.0	1,572 (-6%)	21mo	$220,000	$140	49
1244-1246 East St	0.51mi	4/2.0	1,800 (+8%)	18mo	$175,000	$97	48
14-16 Allessio	0.62mi	4/3.0	1,800 (+8%)	8mo	$320,000	$178	48
75 Wellington Ave	0.75mi	4/2.0	1,712 (+2%)	21mo	$163,000	$95	44

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 · 7.72% rent growth · sell at horizon

5-year hold

• IRR: 1.5%
• Equity multiple: 1.06×
• Total profit: $4,325
• Equity at exit: $38,752

10-year hold

• IRR: 15.2%
• Equity multiple: 2.49×
• Total profit: $108,611
• Equity at exit: $22,471

Cash invested: $72,772 (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 01201

• Rents YoY: 7.7%
• Active inventory: 275
• Price-to-rent: 15.5×

Monthly cashflow live

• Estimated rent: $2,800 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$230 /mo · $2,761/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $511

Break-even live

Break-even rent $2,154

Max offer price $259,900

Occupancy floor 77%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,800
Total (2 units)			$2,800

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
76 Stoddard Ave Unit 78 Pittsfield, MA	4.0	1.5	1560	$2,000	$1.28	43d	1	0.54mi
117 Lincoln St Unit 117 Pittsfield, MA	4.0	2.0	1500	$2,000	$1.33	43d	1	0.58mi
88 Wahconah St Pittsfield, MA	4.0	1.5	1292	$2,300	$1.78	43d	1	0.93mi
24 Curtin Ave Pittsfield, MA	3.0	1.5	1176	$1,600	$1.36	43d	1	1.20mi

Listing history 23 events

1. 2026-06-19
   days on market $259,900 Active 24 DOM
2. 2026-06-18
   pricedays on market $259,900 Active 23 DOM
3. 2026-06-17
   days on market $269,900 Active 22 DOM
4. 2026-06-16
   days on market $269,900 Active 21 DOM
5. 2026-06-15
   days on market $269,900 Active 20 DOM
6. 2026-06-14
   days on market $269,900 Active 18 DOM
7. 2026-06-12
   days on market $269,900 Active 17 DOM
8. 2026-06-09
   days on market $269,900 Active 14 DOM
9. 2026-06-08
   days on market $269,900 Active 13 DOM
10. 2026-06-07
    days on market $269,900 Active 12 DOM
11. 2026-06-05
    days on market $269,900 Active 9 DOM
12. 2026-06-02
    days on market $269,900 Active 7 DOM
13. 2026-06-01
    days on market $269,900 Active 6 DOM
14. 2026-05-31
    days on market $269,900 Active 5 DOM
15. 2026-05-30
    days on market $269,900 Active 4 DOM
16. 2026-05-26
    listed $269,900 Active
17. 2025-04-18
    historical $1,300
18. 2025-04-12
    price $1,300
19. 2025-03-18
    listed $1,400
20. 2019-12-13
    soldstatus $99,900 155-char remark

    Show marketing remark (155 chars)

    This duplex is in good condition and has all separate utilities. Laundry in basement for each. Roof approx. 5 years old. Delead certificates for both sides

21. 2019-10-17
    listed $99,900 155-char remark

    Show marketing remark (155 chars)

    This duplex is in good condition and has all separate utilities. Laundry in basement for each. Roof approx. 5 years old. Delead certificates for both sides

22. 2011-03-11
    historical
23. 2010-10-05
    listed $99,900

ⓘ 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: $2,761 · $230/mo
• Projected year-2 tax: $2,979 · $248/mo
• Expected delta: +$218/yr (+$18/mo · 7.9%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $33,600
• − Mortgage interest: −$14,558
• − Property taxes: −$2,761
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,688
• − Management: −$2,688
• − Depreciation: −$7,561
• Taxable income: $2,044
• Est. tax owed @ 24.0%: −$491
• After-tax cash flow: $5,638/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: Pittsfield
• NCES district ID: 2509630
• Math proficiency: 19% ▼ -10.00%
• Reading proficiency: 34% ▼ -2.00%
• Median HH income: $44,032
• Composite: 22.67/100
• National rank: #8046
• State rank: #272 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

• Census place: Pittsfield, MA
• County: Berkshire County · 44,848 people
• City population: 44,848
• Metro: Pittsfield, MA
• Population (ZIP): 44,848
• Household income: $71,093
• Rent vs Own: 36.5% rent · 63.5% own
• Severe rent burden: 1580.0

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 (78%)
• Race & ethnicity: White 78% Two or more races 10% Hispanic / Latino 9% Black 5% Asian 1%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Lithuanian 8% Romanian 6% Slovak 2%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 6% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -199.88%
• Current HPI: 283.3421
• Rent YoY: ▲ 7.72%
• Metro: Pittsfield, 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

+170.2% since first listed

8 events — show timeline

• 2026-05-26 Listed $269,900 BCMLS
• 2025-04-18 Rental Removed $1,300 BUILDIUM
• 2025-04-12 Price Changed $1,300 BUILDIUM
• 2025-03-18 Listed for Rent $1,400 BUILDIUM
• 2019-12-13 Sold (MLS) $99,900 BCMLS
• 2019-10-17 Listed $99,900 BCMLS
• 2011-03-11 Listing Removed — BCMLS
• 2010-10-05 Listed $99,900 BCMLS

Property tax history

+5.1%/yr

Latest (2023): $2,761 · +36.8% YoY. Source: county tax records.