None · Pittsfield, MA 01201

$300,000

9 bd · 4.0 ba · 3,122 sqft · MultiFamily public records · 39 Days on market

Built 1900 4,269 sqft lot Est $312k · at est.

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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 +9.3/15.0
• 1% rule +5.0/10.0
• DSCR +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
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 11 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Income producing 4-family home, located on a corner lot in the heart of Pittsfield! The property features vinyl siding and vinyl replacement windows, and the tenants pay for their own utilities: natural gas heat, hot water and electric. One unit to be delivered vacant and 3 units tenant occupied.

Key facts

• 4,269 sq ft lot
• Built 1900
• Listed 39 days

What this means for you Summary

Snapshot

• This is a 11 × 1-bed/?-bath units multifamily listed at $300k.

Deal economics

• At list price, monthly cash flow is $10k ($119k/yr) — positive. Per door: $899/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($15k rent vs $300k).
• Recommended offer: $291k (3.0% below list) — sets the bar for market timing.
• Cap rate 45.8% 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: Morningside Community School (math 8% / reading 22%, grade F, #854 of 938 statewide, top 93%, 355 students, 0% FRL); Theodore Herberg Middle (math 17% / reading 34%, grade F, #232 of 305 statewide, top 76%, 496 students, 0% FRL); Pittsfield High (math 32% / reading 57%, grade F, #203 of 343 statewide, top 60%, 651 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); 278 active listings in the ZIP; 130 units permitted in Berkshire County in 2024 (10 in 5+ unit buildings).
• At $14,953/mo this rent would consume 252% 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 ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 23y 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 $209k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $291,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 4.98% ✓
• Cap rate: 45.84%
• Cash-on-cash: 141.22%
• DSCR: 7.28
• GRM: 1.7

CMA / ARV

• ARV (on-the-fly): $312,200
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
33-35 Wellington Ave	0.18mi	8/4.0 (-1)	3,024 (-3%)	12mo	$335,000	$111	71
38-40 Hull Ave	0.35mi	8/3.5 (-1)	3,206 (+3%)	13mo	$250,000	$78	62
52-58 N Pearl St	0.33mi	8/4.0 (-1)	3,488 (+12%)	8mo	$395,000	$113	53
43-45 Grove St	0.35mi	8/2.0 (-1)	2,856 (-8%)	11mo	$247,000	$86	47
27 - 29 Dalton Ave	0.60mi	8/2.0 (-1)	3,278 (+5%)	9mo	$327,000	$100	43

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: —
• Equity multiple: 8.80×
• Total profit: $655,537
• Equity at exit: $44,731

10-year hold

• IRR: —
• Equity multiple: 21.46×
• Total profit: $1,718,715
• Equity at exit: $25,939

Cash invested: $84,000 (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: 278
• Price-to-rent: 18.4×

Monthly cashflow live

• Estimated rent: $14,953 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$229 /mo · $2,748/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,140
• Net cashflow: $9,886

Break-even live

Break-even rent $2,440

Max offer price $300,000

Occupancy floor 29%

Sensitivity live

Price	-10% $10,055	-5% $9,971	+0% $9,886	+5% $9,801	+10% $9,716
Rent	-10% $8,704	-5% $9,295	+0% $9,886	+5% $10,476	+10% $11,067
Rate	-1.0pp $10,037	-0.5pp $9,962	base $9,886	+0.5pp $9,808	+1.0pp $9,729

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

Units	Beds	Baths	Est. rent
▸ 11× units	1	—	$14,949
Total (11 units)			$14,953

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-03-30
   status Pending
2. 2026-02-17
   listed $300,000 Active
3. 2024-02-14
   soldstatus $209,300 Closed 298-char remark

   Show marketing remark (298 chars)

   Income producing 4-family home, located on a corner lot in the heart of Pittsfield! The property features vinyl siding and vinyl replacement windows, and the tenants pay for their own utilities: natural gas heat, hot water and electric. One unit to be delivered vacant and 3 units tenant occupied.

4. 2024-01-09
   status Pending 298-char remark

   Show marketing remark (298 chars)

   Income producing 4-family home, located on a corner lot in the heart of Pittsfield! The property features vinyl siding and vinyl replacement windows, and the tenants pay for their own utilities: natural gas heat, hot water and electric. One unit to be delivered vacant and 3 units tenant occupied.

5. 2023-08-25
   price $249,900
6. 2023-08-05
   status Active
7. 2023-05-19
   status Pending
8. 2023-05-19
   historical
9. 2023-04-25
   listed $239,900 Active 298-char remark

   Show marketing remark (298 chars)

   Income producing 4-family home, located on a corner lot in the heart of Pittsfield! The property features vinyl siding and vinyl replacement windows, and the tenants pay for their own utilities: natural gas heat, hot water and electric. One unit to be delivered vacant and 3 units tenant occupied.

10. 2023-04-25
    listed $269,900 Active

    Show marketing remark (298 chars)

    Income producing 4-family home, located on a corner lot in the heart of Pittsfield! The property features vinyl siding and vinyl replacement windows, and the tenants pay for their own utilities: natural gas heat, hot water and electric. One unit to be delivered vacant and 3 units tenant occupied.

11. 2013-01-27
    historical
12. 2012-01-27
    listed $184,000
13. 2010-05-19
    historical
14. 2010-05-18
    historical
15. 2009-05-18
    listed $199,000
16. 2009-05-18
    listed $199,000
17. 2007-04-05
    soldstatus $188,000
18. 2004-10-08
    soldstatus $124,900
19. 2004-10-08
    soldstatus $128,900
20. 2004-10-08
    soldstatus $128,900
21. 2004-06-15
    listed $128,900
22. 2003-10-24
    soldstatus $62,000
23. 2003-10-23
    soldstatus $62,000
24. 2003-06-12
    listed $62,000
25. 1986-12-15
    soldstatus $85,000

ⓘ 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: $2,748 · $229/mo
• Projected year-2 tax: $3,219 · $268/mo
• Expected delta: +$471/yr (+$39/mo · 17.1%)

ⓘ 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 11% 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: $179,436
• − Mortgage interest: −$16,805
• − Property taxes: −$2,748
• − Insurance: −$1,500
• − Repairs & maintenance: −$14,355
• − Management: −$14,355
• − Depreciation: −$8,727
• Taxable income: $120,946
• Est. tax owed @ 24.0%: −$29,027
• After-tax cash flow: $89,601/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

+252.9% since first listed

25 events — show timeline

• 2026-03-30 Pending — BCMLS
• 2026-02-17 Listed $300,000 BCMLS
• 2024-02-14 Sold (MLS) $209,300 BCMLS
• 2024-01-09 Pending — BCMLS
• 2023-08-25 Price Changed $249,900 BCMLS
• 2023-08-05 Relisted — BCMLS
• 2023-05-19 Pending — BCMLS
• 2023-05-19 Listing Removed — BCMLS
• 2023-04-25 Listed $269,900 BCMLS
• 2023-04-25 Listed $239,900 BCMLS
• 2013-01-27 Listing Removed — BCMLS
• 2012-01-27 Listed $184,000 BCMLS
• 2010-05-19 Listing Removed — BCMLS
• 2010-05-18 Listing Removed — BCMLS
• 2009-05-18 Listed $199,000 BCMLS
• 2009-05-18 Listed $199,000 BCMLS
• 2007-04-05 Sold (Public Records) $188,000 Public Records
• 2004-10-08 Sold (Public Records) $128,900 Public Records
• 2004-10-08 Sold (Public Records) $128,900 Public Records
• 2004-10-08 Sold (MLS) $124,900 BCMLS
• 2004-06-15 Listed $128,900 BCMLS
• 2003-10-24 Sold (Public Records) $62,000 Public Records
• 2003-10-23 Sold (MLS) $62,000 BCMLS
• 2003-06-12 Listed $62,000 BCMLS
• 1986-12-15 Sold (Public Records) $85,000 Public Records

Property tax history

+1.0%/yr

Latest (2023): $2,748 · +3.7% YoY. Source: county tax records.