167 Daniels · Pittsfield, MA 01201

$129,900

3 bd · 1.0 ba · 1,168 sqft · SingleFamily public records · 88 Days on market

Built 1890 9,147 sqft lot $111/sqft · 29% below area Est $182k · 29% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• 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

Listing remarks MLS

Opportunity for a 3/2 full rehab. Buyer is responsible for all final readings and inspections. Property sold AS IS. WINTERIZED. Utilities will not be activated. Electic is currently on. Buyer agent must submit offers through the link in firm remarks. Call or text listing BROKER for showings. Vac on lockbox.

Key facts

• 9,147 sq ft lot
• 3 parking spots
• Built 1890

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $553 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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+, schools 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.
• Market conditions: Rents rising fast (+7.7%/yr); 275 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 78% of comp listings sitting > 30 days — soft ceiling on asking rent; 130 units permitted in Berkshire County in 2024 (10 in 5+ unit buildings).
• This rent runs 31% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $26k; list at $130k implies a 390% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — 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. 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. 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.
8. 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.
9. 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: 1.40% ✓
• Cap rate: 11.40%
• Cash-on-cash: 18.25%
• DSCR: 1.81
• GRM: 5.9

CMA / ARV

• ARV (median comp): $182,052
• List price: $129,900
• Delta: -28.65%
• 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
94 John St	0.27mi	2/1.5 (-1)	1,184 (+1%)	8mo	$160,000	$135	72
64 King St	0.27mi	3/1.0	1,056 (-10%)	4mo	$127,000	$120	69
118 Danforth Ave	0.08mi	3/1.0	1,310 (+12%)	9mo	$82,000	$63	69
49 Mcarthur St	0.62mi	3/1.0	1,144 (-2%)	1mo	$225,000	$197	67
19 Summit Ave	0.47mi	3/1.0	1,160 (-1%)	14mo	$255,000	$220	66
269 Second St	0.57mi	2/1.0 (-1)	1,133 (-3%)	1mo	$214,525	$189	62
245 Onota St	0.37mi	2/1.0 (-1)	1,050 (-10%)	7mo	$138,000	$131	56
59 Dewey Ave	0.51mi	3/1.0	1,120 (-4%)	17mo	$50,000	$45	55
28 State St	0.64mi	3/2.0	1,190 (+2%)	12mo	$340,000	$286	52
131 Lenox Ave	0.66mi	3/1.5	1,248 (+7%)	8mo	$330,000	$264	49
35 Weller Ave	0.52mi	3/1.0	1,320 (+13%)	10mo	$275,000	$208	46
42 Briggs Ave	0.50mi	3/2.0	1,338 (+15%)	10mo	$210,000	$157	40

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: 15.1%
• Equity multiple: 1.64×
• Total profit: $23,248
• Equity at exit: $19,369

10-year hold

• IRR: 27.1%
• Equity multiple: 3.93×
• Total profit: $106,640
• Equity at exit: $11,231

Cash invested: $36,372 (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: 275
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,820 high
• Mortgage (P&I): −$681
• Tax from tax record: −$149 /mo · $1,788/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $553

Break-even live

Break-even rent $1,119

Max offer price $129,900

Occupancy floor 65%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37 Monroe St Pittsfield, MA	2.0	1.0	800	$1,550	$1.94	23d	1	0.33mi
266 Linden St Unit 2R Pittsfield, MA	3.0	1.0	1000	$1,750	$1.75	23d	1	0.37mi
88 Wahconah St Pittsfield, MA	4.0	1.5	1292	$2,300	$1.78	43d	1	0.40mi
24 Curtin Ave Pittsfield, MA	3.0	1.5	1176	$1,600	$1.36	43d	1	0.72mi
117 Lincoln St Unit 117 Pittsfield, MA	4.0	2.0	1500	$2,000	$1.33	43d	1	0.73mi
456 Fenn St Unit 4 Pittsfield, MA	2.0	1.0	1000	$1,450	$1.45	43d	1	0.90mi
19 Atwood Ave Pittsfield, MA	3.0	1.0	1350	$1,600	$1.19	43d	1	1.06mi
323 Lenox Ave Unit 2 Pittsfield, MA	2.0	1.0	784	$1,650	$2.10	43d	1	1.13mi
124 Appleton Ave Unit 124 First Floor Pittsfield, MA	2.0	1.0	800	$1,575	$1.97	43d	1	1.13mi

Listing history 13 events

1. 2026-06-14
   days on market $129,900 Active 88 DOM
2. 2026-06-12
   days on market $129,900 Active 87 DOM
3. 2026-06-09
   days on market $129,900 Active 84 DOM
4. 2026-06-08
   days on market $129,900 Active 83 DOM
5. 2026-06-07
   days on market $129,900 Active 82 DOM
6. 2026-06-05
   days on market $129,900 Active 79 DOM
7. 2026-06-02
   days on market $129,900 Active 77 DOM
8. 2026-06-01
   days on market $129,900 Active 76 DOM
9. 2026-05-31
   days on market $129,900 Active 75 DOM
10. 2026-05-30
    days on market $129,900 Active 74 DOM
11. 2026-05-09
    price $129,900 308-char remark

    Show marketing remark (308 chars)

    Opportunity for a 3/2 full rehab. Buyer is responsible for all final readings and inspections. Property sold AS IS. WINTERIZED. Utilities will not be activated. Electic is currently on. Buyer agent must submit offers through the link in firm remarks. Call or text listing BROKER for showings. Vac on lockbox.

12. 2026-03-16
    listed $139,900 New 308-char remark

    Show marketing remark (308 chars)

    Opportunity for a 3/2 full rehab. Buyer is responsible for all final readings and inspections. Property sold AS IS. WINTERIZED. Utilities will not be activated. Electic is currently on. Buyer agent must submit offers through the link in firm remarks. Call or text listing BROKER for showings. Vac on lockbox.

13. 1985-05-01
    soldstatus $26,500

ⓘ 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: $1,788 · $149/mo
• Projected year-2 tax: $1,788 · $149/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 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: $21,834
• − Mortgage interest: −$7,276
• − Property taxes: −$1,788
• − Insurance: −$650
• − Repairs & maintenance: −$1,747
• − Management: −$1,747
• − Depreciation: −$3,779
• Taxable income: $4,848
• Est. tax owed @ 24.0%: −$1,164
• After-tax cash flow: $5,474/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

+390.2% since first listed

3 events — show timeline

• 2026-05-09 Price Changed $129,900 MLS PIN
• 2026-03-16 Listed $139,900 MLS PIN
• 1985-05-01 Sold (Public Records) $26,500 Public Records

Property tax history

+3.9%/yr

Latest (2023): $1,788 · +13.5% YoY. Source: county tax records.