37 FRANKLIN St · Ludlow, MA 01056

$205,000

3 bd · 1.0 ba · 1,447 sqft · SingleFamily public records · 202 Days on market

Built 1900 4,356 sqft lot $142/sqft · 29% below area Est $287k · 29% under ↓ 10% since listing

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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 +16.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• 1% rule +4.5/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

OverviewInvestors take notice!! This is a great opportunity to revamp this outdated home to your liking. This has lots of potential, easy access to shopping, highways and much more. Schedule your viewing today. Hold harmless requires to be signed prior to showing

Key facts

• 4,356 sq ft lot
• Garage
• Built 1900

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $118 ($1k/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 $196k (4.5% below list).
• Recommended offer: $180k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Ludlow (suburban): math 30% / reading 40% proficiency, ranked #228 of 302 in MA (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 38 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 453 units permitted in Hampden County in 2024 (116 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 202 days — a 12% lower offer ($180k) 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.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $180,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 202 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. 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: 0.95% ✗
• Cap rate: 6.98%
• Cash-on-cash: 2.46%
• DSCR: 1.11
• GRM: 8.7

CMA / ARV

• ARV (median comp): $286,938
• List price: $205,000
• Delta: -28.56%
• 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
19 Essex St	0.05mi	3/1.5	1,365 (-6%)	7mo	$275,000	$201	80
72 Highland Ave	0.32mi	4/1.5 (+1)	1,440 (-0%)	7mo	$252,500	$175	72
59 Prospect	0.29mi	3/1.5	1,352 (-7%)	3mo	$260,000	$192	71
101 Ray St	0.57mi	3/1.0	1,430 (-1%)	1mo	$326,000	$228	71
41 Orchard St	0.29mi	4/1.5 (+1)	1,500 (+4%)	5mo	$365,000	$243	69
374 East St	0.19mi	3/1.0	1,251 (-14%)	3mo	$240,000	$192	66
18 Cambridge St	0.29mi	4/2.0 (+1)	1,350 (-7%)	1mo	$279,900	$207	66
27 Greenwich St	0.34mi	3/1.5	1,344 (-7%)	8mo	$310,000	$231	64
32 Berkshire St	0.19mi	3/2.0	1,280 (-12%)	6mo	$295,000	$230	62
532 Winsor St	0.36mi	4/2.0 (+1)	1,504 (+4%)	8mo	$415,000	$276	61
259 Prospect St	0.66mi	3/2.0	1,386 (-4%)	2mo	$282,500	$204	57
148 Yale St	0.62mi	3/1.0	1,232 (-15%)	6mo	$335,000	$272	41

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.4%
• Equity multiple: 0.55×
• Total profit: $-25,680
• Equity at exit: $30,566

10-year hold

• IRR: -3.3%
• Equity multiple: 0.78×
• Total profit: $-12,552
• Equity at exit: $17,725

Cash invested: $57,400 (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 01056

• Home prices YoY: -31.1%
• Active inventory: 38
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,957 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$268 /mo · $3,217/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $118

Break-even live

Break-even rent $1,808

Max offer price $205,000

Occupancy floor 89%

Sensitivity live

Price	-10% $234	-5% $176	+0% $118	+5% $60	+10% $2
Rent	-10% $-37	-5% $40	+0% $118	+5% $195	+10% $272
Rate	-1.0pp $221	-0.5pp $170	base $118	+0.5pp $65	+1.0pp $11

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
33 Cypress St Unit 35 Ludlow, MA	4.0	1.5	1250	$2,150	$1.72	21d	1	0.39mi
1397 Worcester St Apt 2 Indian Orchard, MA	2.0	1.0	1000	$1,600	$1.60	44d	1	1.29mi
35 Healey St Unit 3rd Floor Indian Orchard, MA	3.0	1.0	1200	$2,000	$1.67	14d	1	1.31mi
255 Main St Unit 3L Indian Orchard, MA	2.0	1.0	1000	$1,500	$1.50	14d	1	1.34mi
13 Decatur St Unit 13 Indian Orchard, MA	2.0	1.0	900	$1,900	$2.11	44d	1	1.36mi

Listing history 22 events

1. 2026-06-18
   days on market $205,000 Active 202 DOM
2. 2026-06-17
   days on market $205,000 Active 201 DOM
3. 2026-06-16
   days on market $205,000 Active 200 DOM
4. 2026-06-15
   days on market $205,000 Active 199 DOM
5. 2026-06-14
   days on market $205,000 Active 197 DOM
6. 2026-06-13
   days on market $205,000 Active 196 DOM
7. 2026-06-10
   days on market $205,000 Active 194 DOM
8. 2026-06-09
   days on market $205,000 Active 193 DOM
9. 2026-06-08
   days on market $205,000 Active 192 DOM
10. 2026-06-07
    days on market $205,000 Active 191 DOM
11. 2026-06-05
    days on market $205,000 Active 188 DOM
12. 2026-06-03
    days on market $205,000 Active 187 DOM
13. 2026-06-02
    days on market $205,000 Active 186 DOM
14. 2026-06-01
    days on market $205,000 Active 185 DOM
15. 2026-05-31
    days on market $205,000 Active 184 DOM
16. 2026-05-30
    days on market $205,000 Active 183 DOM
17. 2026-05-04
    status Under Agreement 263-char remark

    Show marketing remark (263 chars)

    OverviewInvestors take notice!! This is a great opportunity to revamp this outdated home to your liking. This has lots of potential, easy access to shopping, highways and much more. Schedule your viewing today. Hold harmless requires to be signed prior to showing

18. 2026-04-25
    price $185,000 263-char remark

    Show marketing remark (263 chars)

    OverviewInvestors take notice!! This is a great opportunity to revamp this outdated home to your liking. This has lots of potential, easy access to shopping, highways and much more. Schedule your viewing today. Hold harmless requires to be signed prior to showing

19. 2026-03-14
    price $195,000 263-char remark

    Show marketing remark (263 chars)

    OverviewInvestors take notice!! This is a great opportunity to revamp this outdated home to your liking. This has lots of potential, easy access to shopping, highways and much more. Schedule your viewing today. Hold harmless requires to be signed prior to showing

20. 2026-02-12
    price $205,000 256-char remark

    Show marketing remark (256 chars)

    Investors take notice!! This is a great opportunity to revamp this outdated home to your liking. This has lots of potential, easy access to shopping, highways and much more. Schedule your viewing today. Hold harmless requires to be signed prior to showing

21. 2025-11-28
    listed $205,000 New 263-char remark

    Show marketing remark (256 chars)

    Investors take notice!! This is a great opportunity to revamp this outdated home to your liking. This has lots of potential, easy access to shopping, highways and much more. Schedule your viewing today. Hold harmless requires to be signed prior to showing

22. 2025-11-28
    listed $215,000 Active 256-char remark

    Show marketing remark (256 chars)

    Investors take notice!! This is a great opportunity to revamp this outdated home to your liking. This has lots of potential, easy access to shopping, highways and much more. Schedule your viewing today. Hold harmless requires to be signed prior to showing

ⓘ 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: $3,217 · $268/mo
• Projected year-2 tax: $3,217 · $268/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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,489
• − Mortgage interest: −$11,483
• − Property taxes: −$3,217
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,879
• − Management: −$1,879
• − Depreciation: −$5,964
• Taxable loss: −$1,958
• Est. tax savings @ 24.0%: +$470
• After-tax cash flow: $1,883/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: Ludlow
• NCES district ID: 2507050
• Math proficiency: 30% ▼ -16.00%
• Reading proficiency: 40% ▼ -5.00%
• Median HH income: $62,637
• Composite: 31.52/100
• National rank: #5965
• State rank: #228 of 302 in MA

Livability — Ludlow

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

Census & demographics

• Population (ZIP): 20,846

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 10% Two or more races 7% Black 2%
• Hispanic origin (detail): Puerto Rican 7%
• Common ancestry: Russian 23% Romanian 14% Lithuanian 12%
• Foreign-born: 16% · Canada
• Languages at home: 73% English-only · Other Indo-European 15% Spanish 6% Other Asian/Pacific 2%

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: ▼ -121.64%
• Current HPI: 269.7061
• 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

-9.8% since first listed

6 events — show timeline

• 2026-05-04 Pending — MLS PIN
• 2026-04-25 Price Changed $185,000 MLS PIN
• 2026-03-14 Price Changed $195,000 MLS PIN
• 2026-02-12 Price Changed $205,000 Smart MLS
• 2025-11-28 Listed $215,000 Smart MLS
• 2025-11-28 Listed $205,000 MLS PIN

Property tax history

+3.4%/yr

Latest (2023): $3,217 · +4.4% YoY. Source: county tax records.