35 Summer St · Adams, MA 01220

$179,000

3 bd · 1.0 ba · 1,160 sqft · SingleFamily public records · 3 Days on market

Built 1900 1,742 sqft lot Est $218k · 18% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.3/30.0
• Appreciation +8.3/10.0
• DSCR +4.4/10.0
• Livability +3.6/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Why rent when you can buy! Beautiful well maintained row house. Wood floors through out this 3 bed, 1 bath home. Currently 2 bedrooms are opened up to make a larger bedroom with a sitting area. Basement is large and dry for storage or crafting/work area. Bonus space in walk-up attic. This home also has a fenced in yard and off street parking. Close to downtown restaurants, coffee shops, theater and shopping. Walk the Ashuwillticook Rail Trail or take a short drive to Mt. Greylock, MCLA, Mass MoCA! Explore the Berkshires from this quaint home.

Key facts

• Hardwood flooring
• Remodeled bathroom
• Downtown location

Tags

• DOWNTOWN LOCATION
• HARDWOOD FLOORING
• VINYL REPLACEMENT WINDOWS
• REMODELED BATHROOM
• OFF-STREET PARKING
• LANDSCAPED BACKYARD GARDEN

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: 100 Amp electric service; Public sewer
• Home design: Slate roof
• Construction: Slate roof (roof material listed)
• Exterior features: Porch; Patio; Fenced yard; Mature landscaping; Public transportation within 1/2 mile (bus service nearby)

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: Total of 6 rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Linoleum; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating
• Interior features: Hardwood flooring in living area; Porch (listed under exterior features but provides sheltered entry)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $-22 ($-269/yr) — negative.
• To cash-flow at today's rent, offer at most $175k (2.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (16.1% below list).
• Recommended offer: $150k (16.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#131 in MA) — a middle-class / working-renter tenant base. Strengths: health & safety A+, housing A, cost of living A-; Watch: amenities F, commute F, employment D-.
• Adams-Cheshire (rural): math 14% / reading 31% proficiency, ranked #285 of 302 in MA (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Hoosac Valley Elementary School (math 27% / reading 42%, grade F, #577 of 938 statewide, top 65%, 374 students, 0% FRL); Hoosac Valley Middle School (math 8% / reading 28%, grade F, #264 of 305 statewide, top 87%, 288 students, 0% FRL); Hoosac Valley High School (math 22% / reading 37%, grade F, #270 of 343 statewide, top 80%, 324 students, 0% FRL) — zoned schools average 0% FRL vs 36% district-wide (36 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 62 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 130 units permitted in Berkshire County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($1k loan paydown + $12k appreciation (6.7% local appreciation)).
• Berkshire County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.7% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 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 $122k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,259 (16.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 0.84% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.79%
• DSCR: 1.04
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $218,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 2nd St	0.15mi	3/1.5	1,225 (+6%)	1mo	$282,000	$230	81
15 2nd St	0.17mi	3/1.0	1,104 (-5%)	8mo	$248,575	$225	78
8 School St	0.23mi	3/1.0	1,234 (+6%)	3mo	$210,000	$170	76
40 Victory Ter	0.26mi	3/1.0	1,080 (-7%)	3mo	$250,000	$231	74
2 Crotteau St	0.56mi	3/1.0	1,144 (-1%)	4mo	$215,000	$188	69
2 Kittler Ave	0.68mi	3/1.5	1,144 (-1%)	0mo	$119,500	$104	64
6 Meadow Ln	0.37mi	3/1.0	1,312 (+13%)	4mo	$227,900	$174	58
5 North St	0.21mi	3/1.0	1,326 (+14%)	11mo	$255,000	$192	57
1 Richmond Ln	0.42mi	3/1.0	1,024 (-12%)	6mo	$142,000	$139	56
82 Maple St	0.69mi	3/1.5	1,224 (+6%)	8mo	$280,000	$229	50
10 Enterprise St	0.74mi	2/1.0 (-1)	1,010 (-13%)	5mo	$165,000	$163	35
15 Kerr Ave	0.70mi	4/2.0 (+1)	1,310 (+13%)	8mo	$240,000	$183	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.66% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.5%
• Equity multiple: 2.15×
• Total profit: $57,391
• Equity at exit: $120,116

10-year hold

• IRR: 16.2%
• Equity multiple: 4.36×
• Total profit: $168,351
• Equity at exit: $224,696

Cash invested: $50,120 (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 01220

• Home prices YoY: 2.3%
• Active inventory: 62
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,503 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$141 /mo · $1,688/yr
• Insurance: −$75
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $-22

Break-even live

Break-even rent $1,531

Max offer price $175,036

Occupancy floor 96%

Sensitivity live

Price	-10% $79	-5% $28	+0% $-22	+5% $-73	+10% $-124
Rent	-10% $-141	-5% $-82	+0% $-22	+5% $37	+10% $96
Rate	-1.0pp $68	-0.5pp $23	base $-22	+0.5pp $-69	+1.0pp $-116

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7 Allen St Adams, MA	2.0	1.0	1000	$1,350	$1.35	23d	1	0.38mi
98 Columbia St Adams, MA	4.0	1.5	1300	$1,800	$1.38	45d	1	0.76mi

Listing history 4 events

1. 2026-06-21
   days on market $179,000 Active 3 DOM
2. 2026-06-21
   days on market $179,000 Active 2 DOM
3. 2026-06-18
   remarks 699-char remark
4. 2026-06-18
   listed $179,000 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: $1,688 · $141/mo
• Projected year-2 tax: $1,945 · $162/mo
• Expected delta: +$257/yr (+$21/mo · 15.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X · 97% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥90°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,031
• − Mortgage interest: −$10,027
• − Property taxes: −$1,688
• − Insurance: −$1,562
• − Repairs & maintenance: −$1,442
• − Management: −$1,442
• − Depreciation: −$5,207
• Taxable loss: −$3,337
• Est. tax savings @ 24.0%: +$801
• After-tax cash flow: $532/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: Adams-Cheshire
• NCES district ID: 2501780
• Math proficiency: 14% ▼ -13.00%
• Reading proficiency: 31% ▼ -4.00%
• Median HH income: $45,956
• Composite: 19.53/100
• National rank: #8765
• State rank: #285 of 302 in MA

Livability — Adams

• Score: 71/100
• State rank: #131
• US rank: #7262

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Adams, MA
• City population: 8,106
• Population (ZIP): 8,106

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 (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 18% Lithuanian 16% Slovak 1%
• Foreign-born: 2% · Vietnam
• Languages at home: 96% English-only · Spanish 2% Russian/Polish/Slavic 2% Vietnamese 1%

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: ▲ 6.66%
• Current HPI: 295.6616
• 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

+258.7% since first listed

14 events — show timeline

• 2026-06-17 Listed $179,000 BCMLS
• 2023-07-28 Sold (MLS) $122,500 BCMLS
• 2023-07-18 Pending — BCMLS
• 2023-06-22 Listed $124,800 BCMLS
• 2018-07-30 Sold (MLS) $67,500 BCMLS
• 2018-05-25 Listed $69,900 BCMLS
• 2010-04-29 Sold (MLS) $65,000 BCMLS
• 2010-03-22 Listed $69,900 BCMLS
• 2002-09-30 Sold (Public Records) $58,000 Public Records
• 2002-09-30 Sold (MLS) $58,000 BCMLS
• 2002-04-12 Listing Removed — BCMLS
• 2001-10-12 Listed $59,900 BCMLS
• 2001-10-12 Listed $59,900 BCMLS
• 1992-07-01 Sold (Public Records) $49,900 Public Records

Property tax history

+3.4%/yr

Latest (2023): $1,688 · +2.8% YoY. Source: county tax records.