93 North St · North Adams, MA 01247

$289,000

4 bd · 2.0 ba · 1,748 sqft · MultiFamily public records · 35 Days on market

Built 1870 7,405 sqft lot $165/sqft · 92% above area

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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 +20.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +4.6/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.9/10.0
• Schools +1.8/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Impeccably maintained duplex moments from downtown North Adams! Beautiful wood detailing can be found throughout this home and original hardwood floors are tucked away underneath most of the wall-to-wall carpets. There's a bright and airy three-season porch in front, a back porch, a mudroom, a darling breakfast nook, an upstairs balcony and so much more. Plenty of off-street parking and a nice level yard. Keep this gem as an investment property or easily convert it into a spacious single-unit home! OPEN HOUSE SATURDAY, JUNE 11 FROM 12-2.

Key facts

• 7,405 sq ft lot
• Garage
• Built 1870

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Circuit breaker electrical service; Public sewer
• Home design: Total building area 1748
• Construction: Asphalt roof
• Exterior features: Porch; Public transportation within 1/2 mile

Interior

• Kitchen: Refrigerator; Range hood
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Linoleum; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Has heating
• Interior features: Radon mitigation system; Cable available; Accessible bedroom; Accessible full bathroom
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $289k.

Deal economics

• At list price, monthly cash flow is $371 ($4k/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 $278k (3.6% below list).
• Recommended offer: $278k (3.6% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 5.8% in North Adams — 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 55/100 on livability (#242 in MA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, cost of living A-; Watch: employment C-, health & safety D, crime F.
• North Adams (town): math 14% / reading 29% proficiency, ranked #291 of 302 in MA (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Greylock (math 27% / reading 37%, grade F, #628 of 938 statewide, top 69%, 252 students, 0% FRL); Drury High (math 16% / reading 24%, grade F, #308 of 343 statewide, top 91%, 493 students, 0% FRL) — zoned schools average 0% FRL vs 53% district-wide (53 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 99 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 130 units permitted in Berkshire County in 2024 (10 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 $9k 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.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($280k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $182k; list at $289k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1870 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $278,500 (3.6% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1870 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. 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: 0.96% ✗
• Cap rate: 7.84%
• Cash-on-cash: 5.51%
• DSCR: 1.25
• GRM: 8.6

CMA / ARV

• ARV (median comp): $150,498
• List price: $289,000
• Delta: 92.03%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
137 Bracewell Ave	0.33mi	5/2.0 (+1)	1,841 (+5%)	8mo	$289,900	$157	64
126 W Main St	0.43mi	5/3.0 (+1)	1,668 (-5%)	10mo	$310,000	$186	55

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: -7.8%
• Equity multiple: 0.71×
• Total profit: $-23,235
• Equity at exit: $43,091

10-year hold

• IRR: 1.7%
• Equity multiple: 1.12×
• Total profit: $9,980
• Equity at exit: $24,987

Cash invested: $80,920 (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 01247

• Home prices YoY: -2.0%
• Active inventory: 99
• Price-to-rent: 17.3×

Monthly cashflow live

• Estimated rent: $2,785 high
• Mortgage (P&I): −$1,516
• Tax from tax record: −$193 /mo · $2,313/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$585
• Net cashflow: $371

Break-even live

Break-even rent $2,315

Max offer price $289,000

Occupancy floor 82%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,784
Total (2 units)			$2,785

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
40 Cady St North Adams, MA	3.0	1.5	1467	$2,475	$1.69	43d	1	0.10mi

Listing history 12 events

1. 2026-06-07
   statusdays on market $289,000 Pending 35 DOM
2. 2026-06-07
   days on market $289,000 Active 34 DOM
3. 2026-06-04
   days on market $289,000 Active 31 DOM
4. 2026-06-02
   days on market $289,000 Active 30 DOM
5. 2026-06-01
   days on market $289,000 Active 29 DOM
6. 2026-05-31
   days on market $289,000 Active 28 DOM
7. 2026-05-31
   days on market $289,000 Active 27 DOM
8. 2026-05-03
   listed $289,000 Active 642-char remark
9. 2026-05-01
   historical $289,000 642-char remark
10. 2022-08-15
    soldstatus $182,500 Closed 557-char remark

    Show marketing remark (557 chars)

    Impeccably maintained duplex moments from downtown North Adams! Beautiful wood detailing can be found throughout this home and original hardwood floors are tucked away underneath most of the wall-to-wall carpets. There's a bright and airy three-season porch in front, a back porch, a mudroom, a darling breakfast nook, an upstairs balcony and so much more. Plenty of off-street parking and a nice level yard. Keep this gem as an investment property or easily convert it into a spacious single-unit home! OPEN HOUSE SATURDAY, JUNE 11 FROM 12-2.

11. 2022-06-14
    status Pending 557-char remark

    Show marketing remark (557 chars)

    Impeccably maintained duplex moments from downtown North Adams! Beautiful wood detailing can be found throughout this home and original hardwood floors are tucked away underneath most of the wall-to-wall carpets. There's a bright and airy three-season porch in front, a back porch, a mudroom, a darling breakfast nook, an upstairs balcony and so much more. Plenty of off-street parking and a nice level yard. Keep this gem as an investment property or easily convert it into a spacious single-unit home! OPEN HOUSE SATURDAY, JUNE 11 FROM 12-2.

12. 2022-06-08
    listed $199,900 Active 557-char remark

    Show marketing remark (557 chars)

    Impeccably maintained duplex moments from downtown North Adams! Beautiful wood detailing can be found throughout this home and original hardwood floors are tucked away underneath most of the wall-to-wall carpets. There's a bright and airy three-season porch in front, a back porch, a mudroom, a darling breakfast nook, an upstairs balcony and so much more. Plenty of off-street parking and a nice level yard. Keep this gem as an investment property or easily convert it into a spacious single-unit home! OPEN HOUSE SATURDAY, JUNE 11 FROM 12-2.

ⓘ 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: $2,313 · $193/mo
• Projected year-2 tax: $2,934 · $244/mo
• Expected delta: +$621/yr (+$52/mo · 26.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 9 d/yr ≥92°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $33,420
• − Mortgage interest: −$16,188
• − Property taxes: −$2,313
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,674
• − Management: −$2,674
• − Depreciation: −$8,407
• Taxable loss: −$281
• Est. tax savings @ 24.0%: +$67
• After-tax cash flow: $4,525/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: North Adams
• NCES district ID: 2508670
• Math proficiency: 14% ▼ -13.00%
• Reading proficiency: 29% ▼ -11.00%
• Median HH income: $36,746
• Composite: 17.83/100
• National rank: #9006
• State rank: #291 of 302 in MA

Livability — North Adams

• Score: 55/100
• State rank: #242
• US rank: #23506

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Adams, MA
• City population: 14,967
• Population (ZIP): 14,967

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 5% Two or more races 4% Asian 3%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Lithuanian 15% Romanian 4% German 2%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · Other Indo-European 2% Spanish 2% French/Haitian/Cajun 0%

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: ▼ -6.22%
• Current HPI: 298.8949
• 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

+44.6% since first listed

6 events — show timeline

• 2026-06-07 Pending — BCMLS
• 2026-05-03 Listed $289,000 BCMLS
• 2026-05-01 Coming Soon $289,000 BCMLS
• 2022-08-15 Sold (MLS) $182,500 BCMLS
• 2022-06-14 Pending — BCMLS
• 2022-06-08 Listed $199,900 BCMLS

Property tax history

+3.1%/yr

Latest (2023): $2,313 · +2.2% YoY. Source: county tax records.