2 Modoc Dr · Heath, MA 01346

$55,000

2 bd · 0.5 ba · 440 sqft · Other · 69 Days on market

Built 1998 0.25 ac lot $125/sqft · 55% below area $18/mo HOA · 2% of rent

---

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
• Appreciation +8.5/10.0
• ARV discount +7.5/15.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

The beautiful Mohawk Estates awaits you. Come and see for yourself what this cozy 2 bedroom cottage has to offer. This 3 season home in the mountains is the perfect escape. A large main living area with windows on all sides brings the outdoors in with a ton of natural sunlight, and cool breezes. The deck offers space to entertain outdoors, with a fire pit and handcrafted grill in the yard, great for summer nights. The efficient kitchen set up includes small appliances to prepare your meals. Easy access amenities such as the beach, recreation hall, bathrooms, and water. This property is ideal for summer/weekend getaways and perfect for those who love the outdoors. With plenty of local hiking trails, places to fish and paddle. Situated on the historical Mohawk Trail, minutes away from Charlemont and Shelburne it is a great starting point for all of your regional adventures.*This property has no well or septic

Key facts

• Local hiking trails
• Handcrafted grill
• Efficient kitchen

Tags

• DECK
• FIRE PIT
• HANDCRAFTED GRILL
• EFFICIENT KITCHEN
• LOCAL HIKING TRAILS
• PLACES TO FISH

What this means for you Summary

Snapshot

• This is a 2-bed/0.5-bath other listed at $55k.

Deal economics

• At list price, monthly cash flow is $533 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $52k (6.0% 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.
• Mohawk Trail (rural): math 25% / reading 45% proficiency, ranked #235 of 302 in MA (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 7 active listings in the ZIP; 89 units permitted in Franklin County in 2024 (22 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($380 loan paydown + $4k appreciation (7.0% local appreciation)).
• Franklin County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($52k) is reasonable based on typical stale-listing flexibility.

Recommended offer $51,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 2.03% ✓
• Cap rate: 17.92%
• Cash-on-cash: 41.51%
• DSCR: 2.85
• GRM: 4.1

CMA / ARV

• ARV (median comp): $121,222
• List price: $55,000
• Delta: -54.63%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

6.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 52.4%
• Equity multiple: 4.44×
• Total profit: $53,025
• Equity at exit: $37,995

10-year hold

• IRR: 48.4%
• Equity multiple: 9.36×
• Total profit: $128,742
• Equity at exit: $72,066

Cash invested: $15,400 (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 01346

• Home prices YoY: 3.5%
• Active inventory: 7
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,116 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$20 /mo · $236/yr
• Insurance: −$23
• HOA: −$18
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $533

Break-even live

Break-even rent $442

Max offer price $55,000

Occupancy floor 47%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $18 · $216/yr
• Likely covers: water

Listing history 15 events

1. 2026-06-18
   days on market $55,000 Active 69 DOM
2. 2026-06-17
   days on market $55,000 Active 68 DOM
3. 2026-06-16
   days on market $55,000 Active 67 DOM
4. 2026-06-15
   days on market $55,000 Active 66 DOM
5. 2026-06-14
   days on market $55,000 Active 64 DOM
6. 2026-06-10
   days on market $55,000 Active 61 DOM
7. 2026-06-09
   days on market $55,000 Active 60 DOM
8. 2026-06-08
   days on market $55,000 Active 59 DOM
9. 2026-06-07
   days on market $55,000 Active 58 DOM
10. 2026-06-03
    days on market $55,000 Active 54 DOM
11. 2026-06-02
    days on market $55,000 Active 53 DOM
12. 2026-06-01
    days on market $55,000 Active 52 DOM
13. 2026-05-31
    days on market $55,000 Active 51 DOM
14. 2026-05-30
    days on market $55,000 Active 50 DOM
15. 2026-04-10
    listed $55,000 New 921-char remark

    Show marketing remark (921 chars)

    The beautiful Mohawk Estates awaits you. Come and see for yourself what this cozy 2 bedroom cottage has to offer. This 3 season home in the mountains is the perfect escape. A large main living area with windows on all sides brings the outdoors in with a ton of natural sunlight, and cool breezes. The deck offers space to entertain outdoors, with a fire pit and handcrafted grill in the yard, great for summer nights. The efficient kitchen set up includes small appliances to prepare your meals. Easy access amenities such as the beach, recreation hall, bathrooms, and water. This property is ideal for summer/weekend getaways and perfect for those who love the outdoors. With plenty of local hiking trails, places to fish and paddle. Situated on the historical Mohawk Trail, minutes away from Charlemont and Shelburne it is a great starting point for all of your regional adventures.*This property has no well or septic

ⓘ 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: $236 · $20/mo
• Projected year-2 tax: $456 · $38/mo
• Expected delta: +$220/yr (+$18/mo · 93.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥90°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,394
• − Mortgage interest: −$3,081
• − Property taxes: −$236
• − Insurance: −$275
• − Repairs & maintenance: −$1,072
• − Management: −$1,072
• − HOA: −$216
• − Depreciation: −$1,600
• Taxable income: $5,843
• Est. tax owed @ 24.0%: −$1,402
• After-tax cash flow: $4,991/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: Mohawk Trail
• NCES district ID: 2507990
• Math proficiency: 25% ▼ -15.00%
• Reading proficiency: 45% ▼ -7.00%
• Median HH income: $56,668
• Composite: 30.91/100
• National rank: #6114
• State rank: #235 of 302 in MA

Livability — Heath

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

Census & demographics

• Population (ZIP): 453

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 68,566 people
• By 2030: 66,543 · -3.0%
• By 2040: 60,766 · -11.4%
• By 2050: 54,971 · -19.8%
• By 2075: 42,642 · -37.8%
• By 2100: 31,861 · -53.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 6% Two or more races 6% Asian 2%
• Common ancestry: Lithuanian 9% Romanian 5% Slovak 4%
• Foreign-born: 4% · China
• Languages at home: 96% English-only · German/W. Germanic 3% Chinese 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid D (+37.8) · D 67.3% · R 29.6% · Other 3.1%
• 2008→2024 swing: -9.9pp toward R · 2008: 47.7pp · 2024: 37.8pp
• All cycles: 2024: D+37.8 2020: D+44.4 2016: D+37.0 2012: D+47.0 2008: D+47.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.97%
• Current HPI: 203.8714
• 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

• 2026-04-10 Listed $55,000 MLS PIN

Property tax history

-4.5%/yr

Latest (2023): $236 · +5.4% YoY. Source: county tax records.