63 Glenwood Ave · Pittsfield, MA 01201

$299,900

5 bd · 2.0 ba · 2,690 sqft · MultiFamily public records · 22 Days on market

Built 1920 6,534 sqft lot Est $250k · 20% over

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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 +20.5/30.0
• DSCR +6.5/10.0
• 1% rule +5.0/10.0
• Rent growth +4.4/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Currently owner occupied and priced to sell. This nice two family is neat as a pin and in move in condition. 2 bedrooms in each unit, large full bath in each unit. New driveway, fenced in yard, garage, hardwood floors and a walk-in closet in owner's unit, pantry in both kitchens, plus shared laundry in basement. All appliances come with the property.

Key facts

• Separate utilities
• Finished attic
• Wood floors

Tags

• WOOD FLOORS
• FRONT PORCHES
• BACK DECKS
• SEPARATE UTILITIES
• FINISHED ATTIC
• DETACHED GARAGE

Property features AI

Exterior

• Utilities: Public sewer
• Construction: Asphalt roof; Total building area approximately 2690
• Exterior features: Asphalt roof; Public sewer

Interior

• Flooring: Carpet; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating
• Interior features: Carpet and wood flooring; Natural gas heating

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $300k.

Deal economics

• At list price, monthly cash flow is $395 ($5k/yr) — positive. Per door: $197/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $300k (0.1% below list).
• Recommended offer: $295k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.6% in Pittsfield — 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 75/100 on livability (#70 in MA, #3,820 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: employment C-, amenities D+, crime D.
• Pittsfield (urban): math 19% / reading 34% proficiency, ranked #272 of 302 in MA (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Taconic High (math 27% / reading 37%, grade F, #255 of 343 statewide, top 77%, 860 students, 0% FRL) — zoned schools average 0% FRL vs 50% district-wide (50 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+7.7%/yr); 276 active listings in the ZIP; 130 units permitted in Berkshire County in 2024 (10 in 5+ unit buildings).
• At $2,995/mo this rent would consume 51% of the median local household income ($71k/yr) (locally 1580% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 7.7% rent growth), your $84k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 28y 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 $157k; list at $300k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $295,401 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 D 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. 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?
8. 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.
9. 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.
10. 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: 1.00% ✗
• Cap rate: 7.87%
• Cash-on-cash: 5.64%
• DSCR: 1.25
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $250,170
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29 Glenwood Ave	0.07mi	6/2.0 (+1)	2,736 (+2%)	3mo	$242,340	$89	86
41 Brown St	0.27mi	4/2.0 (-1)	2,641 (-2%)	5mo	$245,000	$93	76
52-54 Brown St	0.27mi	6/3.0 (+1)	2,736 (+2%)	8mo	$321,000	$117	69
10-12 Stoddard Ave	0.29mi	6/2.5 (+1)	2,840 (+6%)	6mo	$152,000	$54	65
61 Seymour St	0.60mi	6/2.0 (+1)	2,736 (+2%)	4mo	$210,000	$77	61
12 Willow St	0.27mi	6/2.0 (+1)	2,400 (-11%)	12mo	$215,000	$90	54
176 Woodlawn Ave	0.44mi	6/2.0 (+1)	2,808 (+4%)	16mo	$295,000	$105	54
67-69 Seymour St	0.59mi	6/2.0 (+1)	2,736 (+2%)	13mo	$195,000	$71	54
119 Lenox Ave Unit 1 & 2	0.54mi	5/2.0	2,940 (+9%)	7mo	$292,000	$99	53
1-3 Hall Pl	0.69mi	6/3.0 (+1)	2,646 (-2%)	9mo	$250,000	$94	49
43-45 Cherry St	0.33mi	5/3.0	2,354 (-12%)	16mo	$180,000	$76	47
303 Springside Ave	0.44mi	5/4.5	2,912 (+8%)	11mo	$365,000	$125	46

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 · 7.72% rent growth · sell at horizon

5-year hold

• IRR: -2.6%
• Equity multiple: 0.90×
• Total profit: $-8,558
• Equity at exit: $44,716

10-year hold

• IRR: 11.6%
• Equity multiple: 2.10×
• Total profit: $92,288
• Equity at exit: $25,930

Cash invested: $83,972 (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 01201

• Rents YoY: 7.7%
• Active inventory: 276
• Price-to-rent: 16.7×

Monthly cashflow live

• Estimated rent: $2,995 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$273 /mo · $3,281/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$629
• Net cashflow: $395

Break-even live

Break-even rent $2,495

Max offer price $299,900

Occupancy floor 82%

Sensitivity live

Price	-10% $565	-5% $480	+0% $395	+5% $310	+10% $225
Rent	-10% $158	-5% $277	+0% $395	+5% $513	+10% $632
Rate	-1.0pp $546	-0.5pp $471	base $395	+0.5pp $317	+1.0pp $238

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,996
Total (2 units)			$2,995

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $299,900 Active 22 DOM
2. 2026-06-18
   days on market $299,900 Active 21 DOM
3. 2026-06-17
   days on market $299,900 Active 20 DOM
4. 2026-06-16
   days on market $299,900 Active 19 DOM
5. 2026-06-15
   days on market $299,900 Active 18 DOM
6. 2026-06-14
   days on market $299,900 Active 16 DOM
7. 2026-06-12
   days on market $299,900 Active 15 DOM
8. 2026-06-09
   days on market $299,900 Active 12 DOM
9. 2026-06-08
   days on market $299,900 Active 11 DOM
10. 2026-06-07
    days on market $299,900 Active 10 DOM
11. 2026-06-05
    days on market $299,900 Active 7 DOM
12. 2026-06-02
    days on market $299,900 Active 5 DOM
13. 2026-06-01
    days on market $299,900 Active 4 DOM
14. 2026-05-31
    days on market $299,900 Active 3 DOM
15. 2026-05-30
    days on market $299,900 Active 2 DOM
16. 2026-05-27
    listed $299,900 Active
17. 2007-05-21
    soldstatus $156,750 352-char remark

    Show marketing remark (352 chars)

    Currently owner occupied and priced to sell. This nice two family is neat as a pin and in move in condition. 2 bedrooms in each unit, large full bath in each unit. New driveway, fenced in yard, garage, hardwood floors and a walk-in closet in owner's unit, pantry in both kitchens, plus shared laundry in basement. All appliances come with the property.

18. 2007-05-21
    soldstatus $156,750

    Show marketing remark (352 chars)

    Currently owner occupied and priced to sell. This nice two family is neat as a pin and in move in condition. 2 bedrooms in each unit, large full bath in each unit. New driveway, fenced in yard, garage, hardwood floors and a walk-in closet in owner's unit, pantry in both kitchens, plus shared laundry in basement. All appliances come with the property.

19. 2007-01-20
    listed $159,900 352-char remark

    Show marketing remark (352 chars)

    Currently owner occupied and priced to sell. This nice two family is neat as a pin and in move in condition. 2 bedrooms in each unit, large full bath in each unit. New driveway, fenced in yard, garage, hardwood floors and a walk-in closet in owner's unit, pantry in both kitchens, plus shared laundry in basement. All appliances come with the property.

20. 1998-07-17
    soldstatus $79,500 180-char remark

    Show marketing remark (180 chars)

    TWO FAMILY FLAT, GREAT LOCATION, NEAR SPRING SIDE PARK, VINYL SIDING, REPLACEMENT WINDOWS, GOOD ROOF, LARGE PORCH, DECK, NICE CONDITION WISE INVESTMENT FINISHED ATTIC LIVING SPACE.

21. 1998-07-17
    soldstatus $79,500

    Show marketing remark (180 chars)

    TWO FAMILY FLAT, GREAT LOCATION, NEAR SPRING SIDE PARK, VINYL SIDING, REPLACEMENT WINDOWS, GOOD ROOF, LARGE PORCH, DECK, NICE CONDITION WISE INVESTMENT FINISHED ATTIC LIVING SPACE.

22. 1998-07-17
    soldstatus $79,500

    Show marketing remark (180 chars)

    TWO FAMILY FLAT, GREAT LOCATION, NEAR SPRING SIDE PARK, VINYL SIDING, REPLACEMENT WINDOWS, GOOD ROOF, LARGE PORCH, DECK, NICE CONDITION WISE INVESTMENT FINISHED ATTIC LIVING SPACE.

23. 1998-05-07
    listed $79,500 180-char remark

    Show marketing remark (180 chars)

    TWO FAMILY FLAT, GREAT LOCATION, NEAR SPRING SIDE PARK, VINYL SIDING, REPLACEMENT WINDOWS, GOOD ROOF, LARGE PORCH, DECK, NICE CONDITION WISE INVESTMENT FINISHED ATTIC LIVING SPACE.

ⓘ 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: $3,281 · $273/mo
• Projected year-2 tax: $3,485 · $290/mo
• Expected delta: +$204/yr (+$17/mo · 6.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $35,940
• − Mortgage interest: −$16,799
• − Property taxes: −$3,281
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,875
• − Management: −$2,875
• − Depreciation: −$8,724
• Taxable loss: −$114
• Est. tax savings @ 24.0%: +$27
• After-tax cash flow: $4,767/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: Pittsfield
• NCES district ID: 2509630
• Math proficiency: 19% ▼ -10.00%
• Reading proficiency: 34% ▼ -2.00%
• Median HH income: $44,032
• Composite: 22.67/100
• National rank: #8046
• State rank: #272 of 302 in MA

Livability — Pittsfield

• Score: 75/100
• State rank: #70
• US rank: #3820

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pittsfield, MA
• County: Berkshire County · 44,848 people
• City population: 44,848
• Metro: Pittsfield, MA
• Population (ZIP): 44,848
• Household income: $71,093
• Rent vs Own: 36.5% rent · 63.5% own
• Severe rent burden: 1580.0

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 (78%)
• Race & ethnicity: White 78% Two or more races 10% Hispanic / Latino 9% Black 5% Asian 1%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Lithuanian 8% Romanian 6% Slovak 2%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 6% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -199.88%
• Current HPI: 283.3421
• Rent YoY: ▲ 7.72%
• Metro: Pittsfield, 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

+277.2% since first listed

8 events — show timeline

• 2026-05-27 Listed $299,900 BCMLS
• 2007-05-21 Sold (Public Records) $156,750 Public Records
• 2007-05-21 Sold (MLS) $156,750 BCMLS
• 2007-01-20 Listed $159,900 BCMLS
• 1998-07-17 Sold (Public Records) $79,500 Public Records
• 1998-07-17 Sold (Public Records) $79,500 Public Records
• 1998-07-17 Sold (MLS) $79,500 BCMLS
• 1998-05-07 Listed $79,500 BCMLS

Property tax history

+4.8%/yr

Latest (2023): $3,281 · +3.9% YoY. Source: county tax records.