48 Summer St · Adams, MA 01220

$199,500

3 bd · 1.0 ba · 1,332 sqft · SingleFamily public records · 27 Days on market

Built 1900 1,742 sqft lot Est $329k · 39% under · waterfront

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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 +12.2/30.0
• Appreciation +8.3/10.0
• DSCR +3.6/10.0
• Livability +3.6/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Spacious, in-town row house in desirable area. Marvelous end unit with stunning views of town steeples and Mt. Greylock. You'll love the original attributes located within this amazing home: high ceilings, light airy rooms basking in natural lighting, big bay windows, the natural wood glass pane French door, the large archway between the living and dining rooms, original overhead light fixtures and dining room chandelier, original lustrous woodwork and trim located in every room. Upgrades include: Replacement double pane, tilt out vinyl windows, blown-insulation, newer boiler, newer hybrid hot water tank, 100amp CB, oak, ceramic & linoleum floors. Interior needs refurbishing. Sale subj to seller finding suitable housing. Selling 'AS-IS'

Key facts

• 1,742 sq ft lot
• Built 1900
• Listed 26 days

Property features AI

Finance

• Other: Property is listed as active; Personal property excluded from sale
• HOA & community: Not a senior community; Nearby public transportation, park, medical facility, highway access, and public school

Exterior

• Parking: No open parking spaces listed
• Utilities: Public water; Public sewer; Gas available for range
• Home design: Single-family residence; Multi/split levels; Entry facing not specified; Attached (yes)
• Construction: Built (year from public records); Post & Beam construction; Stone foundation; Slate roof
• Exterior features: Porch; Corner lot

Interior

• Kitchen: Range; Refrigerator; Water heater (appliance listed)
• Flooring: Wood and hardwood floors
• Bathrooms: One full bathroom
• Heating & cooling: Hot water heating; Wall-mounted cooling units; 110-volt electric
• Interior features: Six total rooms; Full basement; Wood / Hardwood flooring; One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-40 ($-475/yr) — negative.
• To cash-flow at today's rent, offer at most $193k (3.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $152k (24.1% below list).
• Recommended offer: $152k (24.1% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: 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 $15k of equity ($1k loan paydown + $13k 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 $56k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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 $96k; list at $200k implies a 107% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $151,520 (24.1% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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 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: 0.76% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.85%
• DSCR: 0.96
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $329,071
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Meadow Ln	0.34mi	3/1.0	1,312 (-2%)	4mo	$227,900	$174	78
12 2nd St	0.16mi	3/1.5	1,225 (-8%)	1mo	$282,000	$230	76
8 School St	0.21mi	3/1.0	1,234 (-7%)	3mo	$210,000	$170	76
1 Godek St	0.32mi	3/1.0	1,400 (+5%)	3mo	$209,900	$150	74
10 Hayer St	0.50mi	3/1.0	1,344 (+1%)	7mo	$210,000	$156	69
15 Kerr Ave	0.66mi	4/2.0 (+1)	1,310 (-2%)	8mo	$240,000	$183	51
2 Crotteau St	0.52mi	3/1.0	1,144 (-14%)	4mo	$215,000	$188	50
19 Grandview Ter	0.73mi	4/1.5 (+1)	1,360 (+2%)	10mo	$325,000	$239	47
82 Maple St	0.67mi	3/1.5	1,224 (-8%)	8mo	$280,000	$229	46
27 Albert St	0.74mi	3/1.0	1,224 (-8%)	8mo	$224,000	$183	45
2 Kittler Ave	0.64mi	3/1.5	1,144 (-14%)	0mo	$119,500	$104	45
14 E Orchard Ter	0.58mi	3/1.5	1,496 (+12%)	8mo	$399,000	$267	44

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: 16.2%
• Equity multiple: 2.13×
• Total profit: $62,966
• Equity at exit: $133,872

10-year hold

• IRR: 16.0%
• Equity multiple: 4.32×
• Total profit: $185,281
• Equity at exit: $250,429

Cash invested: $55,860 (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: 11.0×

Monthly cashflow live

• Estimated rent: $1,515 medium
• Mortgage (P&I): −$1,046
• Tax from tax record: −$107 /mo · $1,287/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $-40

Break-even live

Break-even rent $1,565

Max offer price $192,510

Occupancy floor 98%

Sensitivity live

Price	-10% $73	-5% $17	+0% $-40	+5% $-96	+10% $-152
Rent	-10% $-159	-5% $-99	+0% $-40	+5% $20	+10% $80
Rate	-1.0pp $61	-0.5pp $11	base $-40	+0.5pp $-91	+1.0pp $-144

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: $49,875
• Closing costs: $5,985
• 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	0.31mi
98 Columbia St Adams, MA	4.0	1.5	1300	$1,800	$1.38	45d	1	0.69mi

Listing history 26 events

1. 2026-06-22
   days on market $199,500 Active 27 DOM
2. 2026-06-21
   days on market $199,500 Active 26 DOM
3. 2026-06-21
   days on market $199,500 Active 25 DOM
4. 2026-06-18
   days on market $199,500 Active 23 DOM
5. 2026-06-17
   days on market $199,500 Active 22 DOM
6. 2026-06-16
   days on market $199,500 Active 21 DOM
7. 2026-06-15
   days on market $199,500 Active 20 DOM
8. 2026-06-13
   days on market $199,500 Active 18 DOM
9. 2026-06-12
   days on market $199,500 Active 17 DOM
10. 2026-06-09
    days on market $199,500 Active 14 DOM
11. 2026-06-08
    days on market $199,500 Active 13 DOM
12. 2026-06-07
    days on market $199,500 Active 12 DOM
13. 2026-06-07
    days on market $199,500 Active 11 DOM
14. 2026-06-04
    days on market $199,500 Active 8 DOM
15. 2026-06-02
    days on market $199,500 Active 7 DOM
16. 2026-06-01
    days on market $199,500 Active 6 DOM
17. 2026-05-31
    days on market $199,500 Active 5 DOM
18. 2026-05-31
    statusdays on market $199,500 Active 4 DOM
19. 2026-05-26
    listed $199,500 New
20. 2023-06-28
    soldstatus $96,500 Closed 760-char remark

    Show marketing remark (760 chars)

    Spacious, in-town row house in desirable area. Marvelous end unit with stunning views of town steeples and Mt. Greylock. You'll love the original attributes located within this amazing home: high ceilings, light airy rooms basking in natural lighting, big bay windows, the natural wood glass pane French door, the large archway between the living and dining rooms, original overhead light fixtures and dining room chandelier, original lustrous woodwork and trim located in every room. Upgrades include: Replacement double pane, tilt out vinyl windows, blown-insulation, newer boiler, newer hybrid hot water tank, 100amp CB, oak, ceramic & linoleum floors. Interior needs refurbishing. Sale subj to seller finding suitable housing. Selling 'AS-IS'

21. 2023-05-09
    status Pending 760-char remark

    Show marketing remark (760 chars)

    Spacious, in-town row house in desirable area. Marvelous end unit with stunning views of town steeples and Mt. Greylock. You'll love the original attributes located within this amazing home: high ceilings, light airy rooms basking in natural lighting, big bay windows, the natural wood glass pane French door, the large archway between the living and dining rooms, original overhead light fixtures and dining room chandelier, original lustrous woodwork and trim located in every room. Upgrades include: Replacement double pane, tilt out vinyl windows, blown-insulation, newer boiler, newer hybrid hot water tank, 100amp CB, oak, ceramic & linoleum floors. Interior needs refurbishing. Sale subj to seller finding suitable housing. Selling 'AS-IS'

22. 2023-04-27
    status Active 760-char remark

    Show marketing remark (760 chars)

    Spacious, in-town row house in desirable area. Marvelous end unit with stunning views of town steeples and Mt. Greylock. You'll love the original attributes located within this amazing home: high ceilings, light airy rooms basking in natural lighting, big bay windows, the natural wood glass pane French door, the large archway between the living and dining rooms, original overhead light fixtures and dining room chandelier, original lustrous woodwork and trim located in every room. Upgrades include: Replacement double pane, tilt out vinyl windows, blown-insulation, newer boiler, newer hybrid hot water tank, 100amp CB, oak, ceramic & linoleum floors. Interior needs refurbishing. Sale subj to seller finding suitable housing. Selling 'AS-IS'

23. 2023-04-20
    status Pending 760-char remark

    Show marketing remark (760 chars)

    Spacious, in-town row house in desirable area. Marvelous end unit with stunning views of town steeples and Mt. Greylock. You'll love the original attributes located within this amazing home: high ceilings, light airy rooms basking in natural lighting, big bay windows, the natural wood glass pane French door, the large archway between the living and dining rooms, original overhead light fixtures and dining room chandelier, original lustrous woodwork and trim located in every room. Upgrades include: Replacement double pane, tilt out vinyl windows, blown-insulation, newer boiler, newer hybrid hot water tank, 100amp CB, oak, ceramic & linoleum floors. Interior needs refurbishing. Sale subj to seller finding suitable housing. Selling 'AS-IS'

24. 2023-04-15
    listed $99,500 Active 760-char remark

    Show marketing remark (760 chars)

    Spacious, in-town row house in desirable area. Marvelous end unit with stunning views of town steeples and Mt. Greylock. You'll love the original attributes located within this amazing home: high ceilings, light airy rooms basking in natural lighting, big bay windows, the natural wood glass pane French door, the large archway between the living and dining rooms, original overhead light fixtures and dining room chandelier, original lustrous woodwork and trim located in every room. Upgrades include: Replacement double pane, tilt out vinyl windows, blown-insulation, newer boiler, newer hybrid hot water tank, 100amp CB, oak, ceramic & linoleum floors. Interior needs refurbishing. Sale subj to seller finding suitable housing. Selling 'AS-IS'

25. 2015-08-06
    soldstatus $27,000 125-char remark

    Show marketing remark (125 chars)

    Very spacious town house. End unit with new windows and insulation in need of updating throughout. Unit has been winterized.

26. 2014-09-23
    listed $39,900 125-char remark

    Show marketing remark (125 chars)

    Very spacious town house. End unit with new windows and insulation in need of updating throughout. Unit has been winterized.

ⓘ 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: $1,287 · $107/mo
• Projected year-2 tax: $1,870 · $156/mo
• Expected delta: +$583/yr (+$49/mo · 45.3%)

ⓘ 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 8% 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: $18,182
• − Mortgage interest: −$11,175
• − Property taxes: −$1,287
• − Insurance: −$998
• − Repairs & maintenance: −$1,455
• − Management: −$1,455
• − Depreciation: −$5,804
• Taxable loss: −$3,990
• Est. tax savings @ 24.0%: +$958
• After-tax cash flow: $483/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

+400.0% since first listed

8 events — show timeline

• 2026-05-26 Listed $199,500 MLS PIN
• 2023-06-28 Sold (MLS) $96,500 BCMLS
• 2023-05-09 Pending — BCMLS
• 2023-04-27 Relisted — BCMLS
• 2023-04-20 Pending — BCMLS
• 2023-04-15 Listed $99,500 BCMLS
• 2015-08-06 Sold (MLS) $27,000 BCMLS
• 2014-09-23 Listed $39,900 BCMLS

Property tax history

+3.8%/yr

Latest (2023): $1,287 · +2.7% YoY. Source: county tax records.