33 Connolly St · Springfield, MA 01151

$162,000

2 bd · 1.0 ba · 948 sqft · SingleFamily public records · 126 Days on market

Built 1955 6,499 sqft lot $171/sqft · 41% below area Est $275k · 41% under ↓ 15% 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 +20.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +5.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ranch-style home offering 2 bedrooms and 1 bathroom with approximately 948 square feet of living space. Property is being sold occupied and is intended for investor purchase only. Interior access is not available and interior condition is unknown. Sale is as-is, where-is, with no warranties or repairs by seller. Please do not disturb occupants.

Key facts

• 6,499 sq ft lot
• 2 parking spots
• Built 1955

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $162k.

Deal economics

• At list price, monthly cash flow is $211 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $162k).
• Recommended offer: $143k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 5.1% in Springfield — 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 73/100 on livability (#97 in MA) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+, amenities A; Watch: schools D, crime F, employment D-.
• Springfield (urban): math 13% / reading 25% proficiency, ranked #296 of 302 in MA (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 81% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 13 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 $5k 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 126 days — a 12% lower offer ($143k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 23% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $142,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 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 1955 — 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. 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 F 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 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: 1.08% ✓
• Cap rate: 7.85%
• Cash-on-cash: 5.57%
• DSCR: 1.25
• GRM: 7.7

CMA / ARV

• ARV (median comp): $275,085
• List price: $162,000
• Delta: -41.11%
• 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
2 Lyons St	0.31mi	2/1.0	983 (+4%)	8mo	$187,500	$191	72
130 Mazarin St	0.20mi	3/1.0 (+1)	1,000 (+6%)	6mo	$289,900	$290	71
96 Lyons St	0.11mi	3/1.0 (+1)	816 (-14%)	1mo	$257,400	$315	66
41 Briggs St	0.34mi	2/1.0	1,001 (+6%)	15mo	$225,000	$225	62
1360 Worcester St	0.30mi	2/1.0	987 (+4%)	21mo	$193,000	$196	62
107 Enfield St	0.62mi	2/1.0	1,008 (+6%)	2mo	$310,000	$308	59
96 Decatur St	0.08mi	3/2.0 (+1)	840 (-11%)	16mo	$285,000	$339	55
276 Oak St	0.51mi	2/1.0	843 (-11%)	7mo	$258,000	$306	52
145 Darling St	0.67mi	3/1.0 (+1)	896 (-6%)	9mo	$192,500	$215	47
239 Pasco Rd	0.60mi	3/1.0 (+1)	884 (-7%)	17mo	$225,000	$255	42
25 Verge St	0.60mi	3/1.0 (+1)	1,038 (+10%)	13mo	$294,000	$283	41
248 Parker St	0.41mi	3/1.0 (+1)	1,050 (+11%)	24mo	$272,000	$259	38

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: -7.6%
• Equity multiple: 0.72×
• Total profit: $-12,778
• Equity at exit: $24,155

10-year hold

• IRR: 2.0%
• Equity multiple: 1.14×
• Total profit: $6,388
• Equity at exit: $14,007

Cash invested: $45,360 (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 01151

• Home prices YoY: -11.1%
• Active inventory: 13
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,753 high
• Mortgage (P&I): −$850
• Tax from tax record: −$257 /mo · $3,083/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $211

Break-even live

Break-even rent $1,486

Max offer price $162,000

Occupancy floor 83%

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: $40,500
• Closing costs: $4,860
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13 Decatur St Unit 13 Indian Orchard, MA	2.0	1.0	900	$1,900	$2.11	43d	1	0.17mi
1397 Worcester St Apt 2 Indian Orchard, MA	2.0	1.0	1000	$1,600	$1.60	43d	1	0.23mi
315 Main St Unit 1 Indian Orchard, MA	3.0	1.0	850	$1,650	$1.94	43d	1	0.25mi
255 Main St Unit 3L Indian Orchard, MA	2.0	1.0	1000	$1,500	$1.50	13d	1	0.31mi
19-21 Daniel St Unit 19 Springfield, MA	3.0	1.0	1050	$2,000	$1.90	43d	1	0.36mi
149 Darling St Springfield, MA	2.0	1.0	900	$2,100	$2.33	13d	1	0.70mi
181 State St Apt 2 Ludlow, MA	2.0	1.0	850	$1,595	$1.88	13d	1	1.09mi

Listing history 14 events

1. 2026-06-18
   days on market $162,000 Active 126 DOM
2. 2026-06-17
   days on market $162,000 Active 125 DOM
3. 2026-06-16
   days on market $162,000 Active 124 DOM
4. 2026-06-15
   days on market $162,000 Active 123 DOM
5. 2026-06-14
   days on market $162,000 Active 121 DOM
6. 2026-06-13
   days on market $162,000 Active 120 DOM
7. 2026-06-10
   days on market $162,000 Active 118 DOM
8. 2026-06-09
   days on market $162,000 Active 117 DOM
9. 2026-06-08
   statusdays on market $162,000 Active 116 DOM
10. 2026-06-07
    days on market $162,000 Price Changed 115 DOM
11. 2026-06-05
    pricestatus $162,000 Price Changed 112 DOM
12. 2026-04-24
    price $175,963 346-char remark

    Show marketing remark (346 chars)

    Ranch-style home offering 2 bedrooms and 1 bathroom with approximately 948 square feet of living space. Property is being sold occupied and is intended for investor purchase only. Interior access is not available and interior condition is unknown. Sale is as-is, where-is, with no warranties or repairs by seller. Please do not disturb occupants.

13. 2026-03-10
    price $191,264 346-char remark

    Show marketing remark (346 chars)

    Ranch-style home offering 2 bedrooms and 1 bathroom with approximately 948 square feet of living space. Property is being sold occupied and is intended for investor purchase only. Interior access is not available and interior condition is unknown. Sale is as-is, where-is, with no warranties or repairs by seller. Please do not disturb occupants.

14. 2026-02-03
    listed $207,896 New 346-char remark

    Show marketing remark (346 chars)

    Ranch-style home offering 2 bedrooms and 1 bathroom with approximately 948 square feet of living space. Property is being sold occupied and is intended for investor purchase only. Interior access is not available and interior condition is unknown. Sale is as-is, where-is, with no warranties or repairs by seller. Please do not disturb occupants.

ⓘ 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: $3,083 · $257/mo
• Projected year-2 tax: $3,083 · $257/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 ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% 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: $21,031
• − Mortgage interest: −$9,075
• − Property taxes: −$3,083
• − Insurance: −$810
• − Repairs & maintenance: −$1,683
• − Management: −$1,683
• − Depreciation: −$4,713
• Taxable loss: −$14
• Est. tax savings @ 24.0%: +$3
• After-tax cash flow: $2,531/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: Springfield
• NCES district ID: 2511130
• Math proficiency: 13% ▼ -12.00%
• Reading proficiency: 25% ▼ -5.00%
• Median HH income: $34,938
• Composite: 15.6/100
• National rank: #9293
• State rank: #296 of 302 in MA

Livability — Springfield

• Score: 73/100
• State rank: #97
• US rank: #5195

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Springfield, MA
• City population: 61,006
• Population (ZIP): 9,627

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Hispanic / Latino 47% White 31% Two or more races 23% Black 17% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 37% Dominican 3%
• Common ancestry: Romanian 6% Lithuanian 5% Russian 2%
• Foreign-born: 12% · Canada
• Languages at home: 57% English-only · Spanish 38% Other Indo-European 2% 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: ▼ -43.91%
• Current HPI: 353.0147
• 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

-15.4% since first listed

3 events — show timeline

• 2026-04-24 Price Changed $175,963 MLS PIN
• 2026-03-10 Price Changed $191,264 MLS PIN
• 2026-02-03 Listed $207,896 MLS PIN

Property tax history

+2.4%/yr

Latest (2023): $3,083 · +9.1% YoY. Source: county tax records.