8 Shutesbury Rd · Pelham, MA 01002

$280,000

2 bd · 1.5 ba · 1,067 sqft · SingleFamily public records · 30 Days on market

Built 1910 0.65 ac lot

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• Schools +6.2/10.0
• Rent growth +4.8/5.0
• DSCR +4.6/10.0
• 1% rule +3.9/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Pelham—3 Bedroom, 1 Bath newly renovated Cape on quiet road 7 miles from Amherst Center. Light and airy, this charming home boasts a brand new kitchen, new bathroom with whirlpool tub, and new flooring throughout. Also featured are an enclosed sun-room with sliders to back yard, and a freshly painted interior. Newer washer and dryer on first floor. Convenient for commuting, easy route to Rt. 2 and 202, yet in the Amherst/Pelham school system. Wood, pellet or gas stove to be added. New septic.

Key facts

• Spacious kitchen
• Open study
• Bright living room

Tags

• ENCLOSED FRONT PORCH
• BRIGHT LIVING ROOM
• OPEN STUDY
• SPACIOUS KITCHEN
• REAR FAMILY ROOM
• 3-SEASON SUNROOM

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: Off-street open parking (5 spaces); Unpaved parking area
• Utilities: Private water; Private sewer (inspection required for sale); Public road frontage on a paved, public-maintained road
• Home design: Single family residence; Approximate year built (public records); White exterior
• Construction: Frame construction; Block foundation; Shingle roof
• Exterior features: Level lot; Porch - enclosed; Patio - enclosed; Storage

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Master bedroom on the second floor; Second bedroom on the second floor
• Flooring: Vinyl; Carpet
• Bathrooms: One full bathroom (primary bathroom on the first floor)
• Heating & cooling: Electric baseboard heating
• Interior features: Six total rooms; Crawl space basement with bulkhead and concrete foundation; Basement has a sump pump; Unfinished basement; Enclosed porch and enclosed patio; Storage
• Laundry & utility: Laundry on the first floor; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $85 ($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 $250k (10.6% below list).
• Recommended offer: $250k (10.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Pelham (suburban): math 65% / reading 70% proficiency, ranked #75 of 371 in MA (top 20%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+9.3%/yr); 53 active listings in the ZIP; 349 units permitted in Hampshire County in 2024 (185 in 5+ unit buildings).
• This rent runs 42% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Hampshire 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 30 days — a 2% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 4 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 $154k; list at $280k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $250,267 (10.6% below list)

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
4. 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.
5. 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.
6. 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: 0.89% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.30%
• DSCR: 1.06
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -8.9%
• Equity multiple: 0.66×
• Total profit: $-26,710
• Equity at exit: $41,749

10-year hold

• IRR: 6.2%
• Equity multiple: 1.56×
• Total profit: $43,970
• Equity at exit: $24,209

Cash invested: $78,400 (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 01002

• Rents YoY: 9.3%
• Active inventory: 53
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,503 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$307 /mo · $3,683/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$526
• Net cashflow: $85

Break-even live

Break-even rent $2,395

Max offer price $280,000

Occupancy floor 92%

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $280,000 Active 30 DOM
2. 2026-06-17
   days on market $280,000 Active 29 DOM
3. 2026-06-16
   days on market $280,000 Active 28 DOM
4. 2026-06-15
   days on market $280,000 Active 27 DOM
5. 2026-06-14
   days on market $280,000 Active 25 DOM
6. 2026-06-13
   days on market $280,000 Active 24 DOM
7. 2026-06-10
   days on market $280,000 Active 22 DOM
8. 2026-06-09
   days on market $280,000 Active 21 DOM
9. 2026-06-08
   days on market $280,000 Active 20 DOM
10. 2026-06-07
    days on market $280,000 Active 19 DOM
11. 2026-06-05
    days on market $280,000 Active 16 DOM
12. 2026-06-03
    days on market $280,000 Active 15 DOM
13. 2026-06-02
    days on market $280,000 Active 14 DOM
14. 2026-06-01
    days on market $280,000 Active 13 DOM
15. 2026-05-31
    days on market $280,000 Active 12 DOM
16. 2026-05-30
    days on market $280,000 Active 11 DOM
17. 2026-05-19
    listed $280,000 New
18. 2013-02-14
    soldstatus $154,500 503-char remark

    Show marketing remark (503 chars)

    Pelham—3 Bedroom, 1 Bath newly renovated Cape on quiet road 7 miles from Amherst Center. Light and airy, this charming home boasts a brand new kitchen, new bathroom with whirlpool tub, and new flooring throughout. Also featured are an enclosed sun-room with sliders to back yard, and a freshly painted interior. Newer washer and dryer on first floor. Convenient for commuting, easy route to Rt. 2 and 202, yet in the Amherst/Pelham school system. Wood, pellet or gas stove to be added. New septic.

19. 2012-09-17
    listed $159,900 503-char remark

    Show marketing remark (503 chars)

    Pelham—3 Bedroom, 1 Bath newly renovated Cape on quiet road 7 miles from Amherst Center. Light and airy, this charming home boasts a brand new kitchen, new bathroom with whirlpool tub, and new flooring throughout. Also featured are an enclosed sun-room with sliders to back yard, and a freshly painted interior. Newer washer and dryer on first floor. Convenient for commuting, easy route to Rt. 2 and 202, yet in the Amherst/Pelham school system. Wood, pellet or gas stove to be added. New septic.

20. 2012-07-27
    soldstatus $14,000 309-char remark

    Show marketing remark (309 chars)

    Three bedroom in Pelham, needs work, but good opportunity. Sold 'As-is'. Failed Title 5, Seller offering 3% seller paid points towards a permanent interest rate buy down with Prospect Mortgage. Buyer must be pre-approved or have proof of funds prior to submission of the offer to purchase (purchase contract).

21. 2010-09-01
    listed $39,900 309-char remark

    Show marketing remark (309 chars)

    Three bedroom in Pelham, needs work, but good opportunity. Sold 'As-is'. Failed Title 5, Seller offering 3% seller paid points towards a permanent interest rate buy down with Prospect Mortgage. Buyer must be pre-approved or have proof of funds prior to submission of the offer to purchase (purchase contract).

22. 2001-07-02
    soldstatus $97,900
23. 2001-06-28
    soldstatus $97,900
24. 2001-02-09
    listed $94,900

ⓘ 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: $3,683 · $307/mo
• Projected year-2 tax: $3,683 · $307/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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,032
• − Mortgage interest: −$15,684
• − Property taxes: −$3,683
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,403
• − Management: −$2,403
• − Depreciation: −$8,145
• Taxable loss: −$3,686
• Est. tax savings @ 24.0%: +$885
• After-tax cash flow: $1,907/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: Pelham
• NCES district ID: 2509390
• Math proficiency: 65% ▼ -10.00%
• Reading proficiency: 70% ▲ 5.00%
• Median HH income: $84,973
• Composite: 61.93/100
• National rank: #1485
• State rank: #75 of 371 in MA

Livability — Pelham

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

Census & demographics

• County: Hampshire County · 76,035 people
• Metro: Springfield, MA
• Population (ZIP): 26,370
• Household income: $70,818
• Rent vs Own: 53.1% rent · 46.9% own
• Severe rent burden: 2123.0

Population outlook (Hampshire County) Hauer SSP2

• Today (2025): 166,577 people
• By 2030: 168,928 · +1.4%
• By 2040: 171,197 · +2.8%
• By 2050: 175,542 · +5.4%
• By 2075: 199,884 · +20.0%
• By 2100: 211,819 · +27.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Two or more races 11% Hispanic / Latino 9% Asian 8% Black 4%
• Hispanic origin (detail): Puerto Rican 3% Dominican 1%
• Common ancestry: Romanian 5% Lithuanian 3% Italian 2%
• Foreign-born: 15% · Canada, China, South Korea
• Languages at home: 80% English-only · Spanish 6% Other Indo-European 4% Chinese 3%

Political lean MEDSL · Hampshire

• 2024 margin: Solid D (+41.9) · D 69.5% · R 27.6% · Other 2.9%
• 2008→2024 swing: -3.6pp toward R · 2008: 45.6pp · 2024: 41.9pp
• All cycles: 2024: D+41.9 2020: D+46.8 2016: D+39.5 2012: D+43.8 2008: D+45.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -193.66%
• Current HPI: 294.492
• Rent YoY: ▲ 9.32%
• Metro: Springfield, MA
• 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

+195.0% since first listed

8 events — show timeline

• 2026-05-19 Listed $280,000 MLS PIN
• 2013-02-14 Sold (MLS) $154,500 MLS PIN
• 2012-09-17 Listed $159,900 MLS PIN
• 2012-07-27 Sold (MLS) $14,000 MLS PIN
• 2010-09-01 Listed $39,900 MLS PIN
• 2001-07-02 Sold (MLS) $97,900 MLS PIN
• 2001-06-28 Sold (Public Records) $97,900 Public Records
• 2001-02-09 Listed $94,900 MLS PIN

Property tax history

-0.0%/yr

Latest (2023): $3,683 · -0.6% YoY. Source: county tax records.