12 Booth Rd · Longmeadow, MA 06082

$229,900

2 bd · 1.0 ba · 880 sqft · SingleFamily public records · 11 Days on market

Built 1950 9,147 sqft lot $261/sqft · 22% below area Est $296k · 22% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.6/30.0
• 1% rule +4.1/10.0
• DSCR +4.1/10.0
• Livability +4.0/5.0
• Rent growth +3.5/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * * Multiple offers in. Highest, best, and final due Monday, May 4, at noon. Thank you! * * * Affordability without sacrificing condition, comfort, or location! Clean, meticulously cared for, and located on the corner of a quiet residential street in Enfield near the Massachusetts line, this 2-bed, 1-bath, move-in-ready, well-maintained, 880-square-foot ranch home proves you don't need huge square footage to live comfortably! Kitchen with a warm, functional layout with solid wood cabinets, plenty of storage, large pullout chopping board, and new refrigerator. Lots of natural custom pinewood details, newer Corinthian bathroom counter, and a spacious primary bedroom with plenty of room

Key facts

• Solid wood cabinets
• Plenty of storage
• New refrigerator

Tags

• WARM FUNCTIONAL LAYOUT
• SOLID WOOD CABINETS
• PLENTY OF STORAGE
• BIG WINDOW
• LARGE PULLOUT CHOPPING BOARD
• NEW REFRIGERATOR

Property features AI

Finance

• Financial info: Assessed value $114,800

Exterior

• Utilities: Public water connected; Public sewer connected; Fuel tank located in the basement
• Home design: Single-family home
• Construction: Frame construction; Concrete foundation; Built (year not provided)
• Exterior features: Corner lot; Level lot; Vinyl siding; Asphalt shingle roof

Interior

• Kitchen: Oven/Range; Microwave; Refrigerator; Freezer; Dishwasher; Garbage disposal
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot air heat powered by oil; Oil hot water system
• Interior features: Full basement; One fireplace; Total of 4 rooms
• Laundry & utility: Washer and dryer included; Laundry located in the basement / lower level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $13 ($153/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (9.4% below list).
• Recommended offer: $208k (9.4% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.6% in Longmeadow — 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 80/100 on livability (#38 in MA, #1,837 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, commute A+; Watch: amenities F, cost of living F.
• Enfield School District (suburban): math 25% / reading 41% proficiency, ranked #114 of 153 in CT (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.9%/yr); 1 comparable units currently listed for rent nearby; solid renter incomes; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $208,313 (9.4% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
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: 0.91% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.24%
• DSCR: 1.01
• GRM: 9.2

CMA / ARV

• ARV (median comp): $295,837
• List price: $229,900
• Delta: -22.29%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Willard Ave	0.16mi	2/1.0	860 (-2%)	3mo	$240,000	$279	86
4 Sword Ave	0.23mi	2/1.5	875 (-1%)	15mo	$275,000	$314	74
43 Sword Ave	0.44mi	2/1.0	970 (+10%)	8mo	$270,000	$278	56
79 Roosevelt Blvd	0.45mi	3/1.0 (+1)	1,008 (+14%)	3mo	$313,000	$311	48
15 Booth St	0.39mi	3/2.0 (+1)	1,008 (+14%)	5mo	$320,000	$317	44
10 Nevins Ave	0.62mi	3/1.0 (+1)	1,008 (+14%)	0mo	$315,000	$313	41
30 Alban Rd	0.64mi	3/1.0 (+1)	1,008 (+14%)	5mo	$314,000	$312	36
18 Marble Rd	0.56mi	3/1.0 (+1)	1,008 (+14%)	11mo	$265,000	$263	36
13 Lancer Dr	0.65mi	3/1.0 (+1)	1,008 (+14%)	12mo	$325,000	$322	30
10 Garnet Rd	0.54mi	3/1.0 (+1)	1,008 (+14%)	21mo	$331,000	$328	28
23 Lancer Dr	0.61mi	3/1.0 (+1)	1,008 (+14%)	22mo	$295,000	$293	24
3 Phyllis St	0.68mi	3/1.0 (+1)	1,008 (+14%)	22mo	$283,000	$281	20

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 · 3.9% rent growth · sell at horizon

5-year hold

• IRR: -14.9%
• Equity multiple: 0.46×
• Total profit: $-34,479
• Equity at exit: $34,279

10-year hold

• IRR: -4.7%
• Equity multiple: 0.68×
• Total profit: $-20,785
• Equity at exit: $19,878

Cash invested: $64,372 (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 06082

• Rents YoY: 3.9%
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,083 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$332 /mo · $3,978/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $13

Break-even live

Break-even rent $2,067

Max offer price $229,900

Occupancy floor 94%

Sensitivity live

Price	-10% $143	-5% $78	+0% $13	+5% $-52	+10% $-117
Rent	-10% $-152	-5% $-70	+0% $13	+5% $95	+10% $177
Rate	-1.0pp $129	-0.5pp $71	base $13	+0.5pp $-47	+1.0pp $-107

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
62 Till St Enfield, CT	3.0	1.0	1008	$2,800	$2.78	24d	1	0.69mi

Listing history 2 events

1. 2026-05-04
   status Under Contract 1486-char remark
2. 2026-04-23
   listed $229,900 Active 1486-char remark

ⓘ 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: $3,978 · $332/mo
• Projected year-2 tax: $3,978 · $332/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 4/10 Moderate 7 d/yr ≥98°F today · 15 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,998
• − Mortgage interest: −$12,878
• − Property taxes: −$3,978
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,000
• − Management: −$2,000
• − Depreciation: −$6,688
• Taxable loss: −$3,696
• Est. tax savings @ 24.0%: +$887
• After-tax cash flow: $1,040/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: Enfield School District
• NCES district ID: 0901470
• Math proficiency: 25% ▼ -14.00%
• Reading proficiency: 41% ▼ -10.00%
• Median HH income: $68,750
• Composite: 30.42/100
• National rank: #6238
• State rank: #114 of 153 in CT

Livability — Longmeadow

• Score: 80/100
• State rank: #38
• US rank: #1837

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hartford County
• City population: 15,961
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 41,090
• Household income: $90,404
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 954.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 11% Two or more races 9% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 7%
• Common ancestry: Romanian 10% Lithuanian 9% Slovak 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 89% English-only · Spanish 5% Other Indo-European 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Capitol

• 2024 margin: Strong D (+21.9) · D 60.1% · R 38.2% · Other 1.7%
• All cycles: 2024: D+21.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -494.72%
• Current HPI: 192.4011
• Rent YoY: ▲ 3.90%
• Metro: Hartford-East Hartford-Middletown, CT
• 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

2 events — show timeline

• 2026-05-04 Pending — Smart MLS
• 2026-04-23 Listed $229,900 Smart MLS

Property tax history

+2.2%/yr

Latest (2025): $3,978 · +2.5% YoY. Source: county tax records.