2 Valley St · Adams, MA 01220

$215,000

4 bd · 1.0 ba · 1,310 sqft · SingleFamily public records · 280 Days on market

Built 1920 3,485 sqft lot $164/sqft · 13% below area Est $247k · 13% 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).

• Cash flow +13.9/30.0
• ARV discount +13.3/15.0
• Appreciation +8.3/10.0
• DSCR +4.2/10.0
• 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

Step into this vintage gem that beautifully preserves its original charm while showcasing thoughtful modern updates throughout. You'll appreciate the brand-new siding that enhances curb appeal, updated windows that offer improved energy efficiency, and stylish new flooring that ties each room together. Whether you're drawn to the character of yesteryear or the convenience of today's upgrades, this home offers the perfect blend of both.Main level laundry and 3 parking spots, as well as 2 additional rooms in the attic. Motivated seller, looking for offers!

Key facts

• Modern updates
• Updated windows
• Vintage gem

Tags

• VINTAGE GEM
• ORIGINAL CHARM
• MODERN UPDATES
• BRAND-NEW SIDING
• UPDATED WINDOWS
• ENERGY EFFICIENCY

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $24 ($285/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 $180k (16.3% below list).
• Recommended offer: $180k (16.3% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.7% in 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 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: schools D+, amenities F, commute F.
• 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.
• Market conditions: 62 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

• In year one you build about $16k of equity ($1k loan paydown + $14k 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 $60k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 280 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $85k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $215k implies a 379% 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 $180,000 (16.3% below list)

Questions for the listing agent

1. It's been on market 280 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 6.43%
• Cash-on-cash: 0.47%
• DSCR: 1.02
• GRM: 10.0

CMA / ARV

• ARV (median comp): $246,977
• List price: $215,000
• Delta: -12.95%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 School St	0.29mi	3/1.0 (-1)	1,234 (-6%)	3mo	$210,000	$170	70
34 Upton St	0.40mi	3/2.0 (-1)	1,274 (-3%)	0mo	$310,000	$243	68
6 Meadow Ln	0.55mi	3/1.0 (-1)	1,312 (+0%)	4mo	$227,900	$174	66
10 Hayer St	0.42mi	3/1.0 (-1)	1,344 (+3%)	7mo	$210,000	$156	65
1 Godek St	0.41mi	3/1.0 (-1)	1,400 (+7%)	3mo	$209,900	$150	62
82 Maple St	0.38mi	3/1.5 (-1)	1,224 (-7%)	8mo	$280,000	$229	58
2 Crotteau St	0.31mi	3/1.0 (-1)	1,144 (-13%)	4mo	$215,000	$188	56
27 Albert St	0.48mi	3/1.0 (-1)	1,224 (-7%)	8mo	$224,000	$183	55
12 2nd St	0.56mi	3/1.5 (-1)	1,225 (-6%)	1mo	$282,000	$230	55
99 North Summer St	0.60mi	3/1.0 (-1)	1,173 (-10%)	0mo	$249,900	$213	49
2 Kittler Ave	0.52mi	3/1.5 (-1)	1,144 (-13%)	0mo	$119,500	$104	47
7 Hughes St	0.69mi	3/1.0 (-1)	1,207 (-8%)	3mo	$279,900	$232	47

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: 17.3%
• Equity multiple: 2.20×
• Total profit: $72,131
• Equity at exit: $144,273

10-year hold

• IRR: 16.8%
• Equity multiple: 4.47×
• Total profit: $209,017
• Equity at exit: $269,886

Cash invested: $60,200 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$181 /mo · $2,174/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $24

Break-even live

Break-even rent $1,770

Max offer price $215,000

Occupancy floor 94%

Sensitivity live

Price	-10% $145	-5% $85	+0% $24	+5% $-37	+10% $-98
Rent	-10% $-118	-5% $-47	+0% $24	+5% $95	+10% $166
Rate	-1.0pp $132	-0.5pp $78	base $24	+0.5pp $-32	+1.0pp $-89

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
98 Columbia St Adams, MA	4.0	1.5	1300	$1,800	$1.38	44d	1	0.41mi

Listing history 29 events

1. 2026-06-09
   days on market $215,000 Active 280 DOM
2. 2026-06-08
   days on market $215,000 Active 279 DOM
3. 2026-06-07
   days on market $215,000 Active 278 DOM
4. 2026-06-07
   days on market $215,000 Active 277 DOM
5. 2026-06-04
   days on market $215,000 Active 274 DOM
6. 2026-06-02
   days on market $215,000 Active 273 DOM
7. 2026-06-01
   days on market $215,000 Active 272 DOM
8. 2026-05-31
   days on market $215,000 Active 271 DOM
9. 2026-05-31
   days on market $215,000 Active 270 DOM
10. 2026-05-12
    status Active 561-char remark

    Show marketing remark (632 chars)

    Step into this vintage gem that beautifully preserves its original charm while showcasing thoughtful modern updates throughout. You'll appreciate the brand-new siding that enhances curb appeal, updated windows that offer improved energy efficiency, and stylish new flooring that ties each room together. Whether you're drawn to the character of yesteryear or the convenience of today’s upgrades, this home offers the perfect blend of both.Main-level laundry and 3 parking spots, as well as 2 additional rooms in the attic. Motivated seller, will look at all offers. Seller offering **$5,000** towards the buyer's closing costs

11. 2026-05-12
    status Back On Market 632-char remark

    Show marketing remark (632 chars)

    Step into this vintage gem that beautifully preserves its original charm while showcasing thoughtful modern updates throughout. You'll appreciate the brand-new siding that enhances curb appeal, updated windows that offer improved energy efficiency, and stylish new flooring that ties each room together. Whether you're drawn to the character of yesteryear or the convenience of today’s upgrades, this home offers the perfect blend of both.Main-level laundry and 3 parking spots, as well as 2 additional rooms in the attic. Motivated seller, will look at all offers. Seller offering **$5,000** towards the buyer's closing costs

12. 2026-05-04
    status Pending 561-char remark

    Show marketing remark (561 chars)

    Step into this vintage gem that beautifully preserves its original charm while showcasing thoughtful modern updates throughout. You'll appreciate the brand-new siding that enhances curb appeal, updated windows that offer improved energy efficiency, and stylish new flooring that ties each room together. Whether you're drawn to the character of yesteryear or the convenience of today's upgrades, this home offers the perfect blend of both.Main level laundry and 3 parking spots, as well as 2 additional rooms in the attic. Motivated seller, looking for offers!

13. 2026-05-02
    historical Contingent 632-char remark

    Show marketing remark (632 chars)

    Step into this vintage gem that beautifully preserves its original charm while showcasing thoughtful modern updates throughout. You'll appreciate the brand-new siding that enhances curb appeal, updated windows that offer improved energy efficiency, and stylish new flooring that ties each room together. Whether you're drawn to the character of yesteryear or the convenience of today’s upgrades, this home offers the perfect blend of both.Main-level laundry and 3 parking spots, as well as 2 additional rooms in the attic. Motivated seller, will look at all offers. Seller offering **$5,000** towards the buyer's closing costs

14. 2026-04-30
    price $215,000 561-char remark

    Show marketing remark (561 chars)

    Step into this vintage gem that beautifully preserves its original charm while showcasing thoughtful modern updates throughout. You'll appreciate the brand-new siding that enhances curb appeal, updated windows that offer improved energy efficiency, and stylish new flooring that ties each room together. Whether you're drawn to the character of yesteryear or the convenience of today's upgrades, this home offers the perfect blend of both.Main level laundry and 3 parking spots, as well as 2 additional rooms in the attic. Motivated seller, looking for offers!

15. 2026-02-05
    price $215,000 632-char remark

    Show marketing remark (632 chars)

    Step into this vintage gem that beautifully preserves its original charm while showcasing thoughtful modern updates throughout. You'll appreciate the brand-new siding that enhances curb appeal, updated windows that offer improved energy efficiency, and stylish new flooring that ties each room together. Whether you're drawn to the character of yesteryear or the convenience of today’s upgrades, this home offers the perfect blend of both.Main-level laundry and 3 parking spots, as well as 2 additional rooms in the attic. Motivated seller, will look at all offers. Seller offering **$5,000** towards the buyer's closing costs

16. 2025-10-02
    price $225,000 561-char remark

    Show marketing remark (632 chars)

    Step into this vintage gem that beautifully preserves its original charm while showcasing thoughtful modern updates throughout. You'll appreciate the brand-new siding that enhances curb appeal, updated windows that offer improved energy efficiency, and stylish new flooring that ties each room together. Whether you're drawn to the character of yesteryear or the convenience of today’s upgrades, this home offers the perfect blend of both.Main-level laundry and 3 parking spots, as well as 2 additional rooms in the attic. Motivated seller, will look at all offers. Seller offering **$5,000** towards the buyer's closing costs

17. 2025-10-02
    price $225,000 632-char remark

    Show marketing remark (632 chars)

    Step into this vintage gem that beautifully preserves its original charm while showcasing thoughtful modern updates throughout. You'll appreciate the brand-new siding that enhances curb appeal, updated windows that offer improved energy efficiency, and stylish new flooring that ties each room together. Whether you're drawn to the character of yesteryear or the convenience of today’s upgrades, this home offers the perfect blend of both.Main-level laundry and 3 parking spots, as well as 2 additional rooms in the attic. Motivated seller, will look at all offers. Seller offering **$5,000** towards the buyer's closing costs

18. 2025-09-22
    price $245,000 561-char remark

    Show marketing remark (561 chars)

    Step into this vintage gem that beautifully preserves its original charm while showcasing thoughtful modern updates throughout. You'll appreciate the brand-new siding that enhances curb appeal, updated windows that offer improved energy efficiency, and stylish new flooring that ties each room together. Whether you're drawn to the character of yesteryear or the convenience of today's upgrades, this home offers the perfect blend of both.Main level laundry and 3 parking spots, as well as 2 additional rooms in the attic. Motivated seller, looking for offers!

19. 2025-09-17
    price $245,000 632-char remark

    Show marketing remark (632 chars)

    Step into this vintage gem that beautifully preserves its original charm while showcasing thoughtful modern updates throughout. You'll appreciate the brand-new siding that enhances curb appeal, updated windows that offer improved energy efficiency, and stylish new flooring that ties each room together. Whether you're drawn to the character of yesteryear or the convenience of today’s upgrades, this home offers the perfect blend of both.Main-level laundry and 3 parking spots, as well as 2 additional rooms in the attic. Motivated seller, will look at all offers. Seller offering **$5,000** towards the buyer's closing costs

20. 2025-09-04
    listed $300,000 Active 561-char remark

    Show marketing remark (561 chars)

    Step into this vintage gem that beautifully preserves its original charm while showcasing thoughtful modern updates throughout. You'll appreciate the brand-new siding that enhances curb appeal, updated windows that offer improved energy efficiency, and stylish new flooring that ties each room together. Whether you're drawn to the character of yesteryear or the convenience of today's upgrades, this home offers the perfect blend of both.Main level laundry and 3 parking spots, as well as 2 additional rooms in the attic. Motivated seller, looking for offers!

21. 2025-09-02
    listed $300,000 New 632-char remark

    Show marketing remark (632 chars)

    Step into this vintage gem that beautifully preserves its original charm while showcasing thoughtful modern updates throughout. You'll appreciate the brand-new siding that enhances curb appeal, updated windows that offer improved energy efficiency, and stylish new flooring that ties each room together. Whether you're drawn to the character of yesteryear or the convenience of today’s upgrades, this home offers the perfect blend of both.Main-level laundry and 3 parking spots, as well as 2 additional rooms in the attic. Motivated seller, will look at all offers. Seller offering **$5,000** towards the buyer's closing costs

22. 2024-01-19
    soldstatus $44,900 Sold
23. 2023-12-28
    status Under Agreement
24. 2023-12-14
    historical Contingent
25. 2023-11-06
    price $44,900
26. 2023-10-27
    price $49,900
27. 2023-10-10
    price $59,900
28. 2023-09-28
    price $64,900
29. 2023-09-11
    listed $74,900 New

ⓘ 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: $2,174 · $181/mo
• Projected year-2 tax: $2,409 · $201/mo
• Expected delta: +$235/yr (+$20/mo · 10.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥90°F today · 19 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: $21,600
• − Mortgage interest: −$12,043
• − Property taxes: −$2,174
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$6,255
• Taxable loss: −$3,403
• Est. tax savings @ 24.0%: +$817
• After-tax cash flow: $1,102/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

+187.0% since first listed

20 events — show timeline

• 2026-05-12 Relisted — BCMLS
• 2026-05-12 Relisted — MLS PIN
• 2026-05-04 Pending — BCMLS
• 2026-05-02 Contingent — MLS PIN
• 2026-04-30 Price Changed $215,000 BCMLS
• 2026-02-05 Price Changed $215,000 MLS PIN
• 2025-10-02 Price Changed $225,000 BCMLS
• 2025-10-02 Price Changed $225,000 MLS PIN
• 2025-09-22 Price Changed $245,000 BCMLS
• 2025-09-17 Price Changed $245,000 MLS PIN
• 2025-09-04 Listed $300,000 BCMLS
• 2025-09-02 Listed $300,000 MLS PIN
• 2024-01-19 Sold (MLS) $44,900 MLS PIN
• 2023-12-28 Pending — MLS PIN
• 2023-12-14 Contingent — MLS PIN
• 2023-11-06 Price Changed $44,900 MLS PIN
• 2023-10-27 Price Changed $49,900 MLS PIN
• 2023-10-10 Price Changed $59,900 MLS PIN
• 2023-09-28 Price Changed $64,900 MLS PIN
• 2023-09-11 Listed $74,900 MLS PIN

Property tax history

+2.1%/yr

Latest (2023): $2,174 · +2.6% YoY. Source: county tax records.