36 Chase Ave · North Adams, MA 01247

$139,900

3 bd · 1.0 ba · 1,271 sqft · SingleFamily public records · 1 Days on market

Built 1887 3,485 sqft lot Est $212k · 34% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• 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

Listing remarks MLS

Centrally located home close to downtown and MOCA. Recently refinished hardwood floors. Four bedroom home with lots of charm. Stained glass windows, hardwood floors and original woodwork. Extensive work done on structure of home and upgraded electrical.

Key facts

• Growth potential
• Detached studio
• Original slate roof

Tags

• ORIGINAL SLATE ROOF
• DETACHED STUDIO
• GROWTH POTENTIAL

Property features AI

Exterior

• Parking: Garaged and off-street parking; 1-car garage
• Utilities: 100 Amp electric service; Public sewer
• Home design: Slate roof
• Construction: 1271 building area (interior space reported); Slate roof
• Exterior features: Private trash service; Outbuilding on the property

Interior

• Kitchen: Refrigerator; Kitchen with large pantry
• Bedrooms: Total of 7 rooms (includes bedrooms and living spaces)
• Flooring: Wood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating
• Interior features: Accessible bedroom; Large pantry off the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $505 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 11.1% 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: Brayton (math 8% / reading 27%, grade F, #819 of 938 statewide, top 88%, 228 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $967 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 25y 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 $54k; list at $140k implies a 157% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1887 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,900

Questions for the listing agent

1. Built in 1887 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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: 1.39% ✓
• Cap rate: 11.10%
• Cash-on-cash: 17.17%
• DSCR: 1.76
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $212,257
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
85 Furnace St	0.46mi	3/1.0	1,236 (-3%)	4mo	$207,000	$167	71
37 Fuller St	0.43mi	3/1.5	1,232 (-3%)	4mo	$225,000	$183	70
4 Lamoureaux Pl	0.34mi	3/2.0	1,272 (+0%)	16mo	$180,000	$142	67
35 Jackson St	0.39mi	3/1.0	1,109 (-13%)	1mo	$185,000	$167	60
501 Eagle St	0.62mi	3/1.0	1,162 (-9%)	2mo	$260,000	$224	55
42 Wheeler Ave	0.48mi	3/2.0	1,328 (+4%)	15mo	$70,000	$53	54
438 River St	0.53mi	3/1.5	1,298 (+2%)	20mo	$225,000	$173	53
32 Hathaway	0.38mi	3/2.0	1,128 (-11%)	14mo	$213,000	$189	48
299 E Main St	0.59mi	3/1.5	1,454 (+14%)	7mo	$160,000	$110	40
464 North Houghton St	0.55mi	3/2.0	1,435 (+13%)	10mo	$178,000	$124	40
11 Palmer Ave	0.44mi	2/2.0 (-1)	1,128 (-11%)	16mo	$170,000	$151	38
65 School St	0.63mi	3/1.0	1,130 (-11%)	18mo	$200,000	$177	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: 6.3%
• Equity multiple: 1.24×
• Total profit: $9,564
• Equity at exit: $20,860

10-year hold

• IRR: 15.7%
• Equity multiple: 2.28×
• Total profit: $50,022
• Equity at exit: $12,096

Cash invested: $39,172 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,942 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$181 /mo · $2,175/yr
• Insurance: −$58
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $505

Break-even live

Break-even rent $1,302

Max offer price $139,900

Occupancy floor 69%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	44d	1	0.32mi
210 Eagle St Unit 1 North Adams, MA	2.0	1.0	1040	$1,300	$1.25	14d	1	0.35mi
14 Tyler St North Adams, MA	2.0	1.0	1174	$1,975	$1.68	44d	1	0.48mi

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $139,900 Active 1 DOM

ⓘ 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: $2,175 · $181/mo
• Projected year-2 tax: $2,175 · $181/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 10/10 Extreme FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 9 d/yr ≥92°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $23,298
• − Mortgage interest: −$7,837
• − Property taxes: −$2,175
• − Insurance: −$1,366
• − Repairs & maintenance: −$1,864
• − Management: −$1,864
• − Depreciation: −$4,070
• Taxable income: $4,123
• Est. tax owed @ 24.0%: −$990
• After-tax cash flow: $5,071/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

+249.8% since first listed

12 events — show timeline

• 2026-06-12 Listed $139,900 BCMLS
• 2017-11-03 Sold (MLS) $54,500 BCMLS
• 2017-05-02 Listed $69,900 BCMLS
• 2017-02-02 Listing Removed — BCMLS
• 2016-07-21 Listed $64,900 BCMLS
• 2003-11-19 Sold (Public Records) $64,500 Public Records
• 2003-11-19 Sold (MLS) $64,500 BCMLS
• 2003-07-21 Listed $69,500 BCMLS
• 2002-09-19 Sold (MLS) $25,000 BCMLS
• 2002-05-21 Listing Removed — BCMLS
• 2001-11-21 Listed $40,000 BCMLS
• 2001-11-21 Listed $40,000 BCMLS

Property tax history

+5.6%/yr

Latest (2023): $2,175 · +10.9% YoY. Source: county tax records.