27 Loring St · Springfield, MA 01105

$569,900

8 bd · 4.0 ba · 5,880 sqft · MultiFamily public records · 37 Days on market

Built 1880 5,763 sqft lot $97/sqft · 36% above area Est $420k · 36% over

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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 +29.4/30.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Appreciation +5.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• ARV discount +0.0/15.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

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

FORECLOSED 4 FAMILY. ADDITIONAL ROOMS ON 3RD FLOOR. 3 SEPARATE HEATING SYSTEMS. FANNIE MAE FINANCING AVAILABLE FOR INVESTOR-ONLY 10% DOWN.

Key facts

• Plenty of parking
• Gas heating
• 5,763 sq ft lot

Tags

• INVESTMENT OPPORTUNITY
• GAS HEATING
• PLENTY OF PARKING
• SHORT DISTANCE TO RESTAURANTS

Property features AI

Finance

• Other: Property is tenant-occupied (leases in place for multiple units); Exclusions: tenants' personal belongings
• Financial info: Tax information available separately
• HOA & community: Not a senior community

Exterior

• Parking: Attached/has garage with 3 garage spaces; 3 covered parking spaces; 9 open parking spaces; Total parking for 12 vehicles; Off-street parking
• Security: Security details not provided
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: 4-family property; 4 stories total; White exterior; Approximately built (year per public records)
• Construction: Stone foundation; Shingle roof; Building area approximately 5,880 total square feet
• Exterior features: Level lot; Lot approximately 0.13 acres

Interior

• Kitchen: Kitchens in each unit (standard apartment kitchens)
• Bedrooms: Multiple units with tenant-occupied bedrooms (unit-level details available)
• Flooring: Flooring details not provided
• Bathrooms: 4 full bathrooms
• Heating & cooling: 4 separate heating units; 4 heat zones
• Interior features: 16 total rooms; Full basement
• Laundry & utility: Laundry/utility details not provided

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $570k.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive. Per door: $504/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $570k).
• Recommended offer: $553k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 5.1% in Springfield — 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 73/100 on livability (#97 in MA) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+, amenities A; Watch: schools D, crime F, employment D-.
• Springfield (urban): math 13% / reading 25% proficiency, ranked #296 of 302 in MA (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 81% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 18 active listings in the ZIP; 453 units permitted in Hampden County in 2024 (116 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($4k loan paydown + $6k appreciation (1.1% local appreciation)).
• Hampden County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (1.1% appreciation + 3.0% rent growth), your $160k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, 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 37 days — a 3% lower offer ($553k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 31y 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 $153k; list at $570k implies a 272% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $552,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1880 — 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 F 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. 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: 1.25% ✓
• Cap rate: 10.54%
• Cash-on-cash: 15.16%
• DSCR: 1.67
• GRM: 6.6

CMA / ARV

• ARV (median comp): $420,108
• List price: $569,900
• Delta: 35.66%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
78 Maple St	0.43mi	8/4.5	5,408 (-8%)	12mo	$441,000	$82	55
40 Byers St	0.73mi	8/4.0	5,000 (-15%)	3mo	$350,000	$70	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.08% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.3%
• Equity multiple: 1.88×
• Total profit: $141,220
• Equity at exit: $196,922

10-year hold

• IRR: 20.5%
• Equity multiple: 3.49×
• Total profit: $397,775
• Equity at exit: $263,532

Cash invested: $159,572 (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 01105

• Home prices YoY: 0.3%
• Active inventory: 18
• Price-to-rent: 26.6×

Monthly cashflow live

• Estimated rent: $7,152 high
• Mortgage (P&I): −$2,989
• Tax from tax record: −$408 /mo · $4,893/yr
• Insurance: −$237
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,502
• Net cashflow: $2,016

Break-even live

Break-even rent $4,600

Max offer price $569,900

Occupancy floor 67%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$7,152
Total (4 units)			$7,152

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: $142,475
• Closing costs: $17,097
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $569,900 Active 37 DOM
2. 2026-06-17
   days on market $569,900 Active 36 DOM
3. 2026-06-16
   days on market $569,900 Active 35 DOM
4. 2026-06-15
   days on market $569,900 Active 34 DOM
5. 2026-06-14
   days on market $569,900 Active 32 DOM
6. 2026-06-13
   days on market $569,900 Active 31 DOM
7. 2026-06-10
   days on market $569,900 Active 29 DOM
8. 2026-06-09
   days on market $569,900 Active 28 DOM
9. 2026-06-08
   days on market $569,900 Active 27 DOM
10. 2026-06-07
    days on market $569,900 Active 26 DOM
11. 2026-06-05
    days on market $569,900 Active 23 DOM
12. 2026-06-03
    days on market $569,900 Active 22 DOM
13. 2026-06-02
    days on market $569,900 Active 21 DOM
14. 2026-06-01
    days on market $569,900 Active 20 DOM
15. 2026-05-31
    days on market $569,900 Active 19 DOM
16. 2026-05-30
    days on market $569,900 Active 18 DOM
17. 2026-05-12
    listed $569,900 New 527-char remark
18. 2022-07-01
    price $1,300
19. 2018-11-27
    soldstatus $153,000
20. 2018-05-15
    listed $178,900
21. 1997-01-24
    soldstatus $90,000
22. 1995-07-20
    soldstatus $30,760

    Show marketing remark (138 chars)

    FORECLOSED 4 FAMILY. ADDITIONAL ROOMS ON 3RD FLOOR. 3 SEPARATE HEATING SYSTEMS. FANNIE MAE FINANCING AVAILABLE FOR INVESTOR-ONLY 10% DOWN.

23. 1995-03-20
    listed $34,890

    Show marketing remark (138 chars)

    FORECLOSED 4 FAMILY. ADDITIONAL ROOMS ON 3RD FLOOR. 3 SEPARATE HEATING SYSTEMS. FANNIE MAE FINANCING AVAILABLE FOR INVESTOR-ONLY 10% DOWN.

24. 1989-11-14
    soldstatus $150,000

ⓘ 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: $4,893 · $408/mo
• Projected year-2 tax: $5,951 · $496/mo
• Expected delta: +$1,058/yr (+$88/mo · 21.6%)

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

Taxation est. · year 1

• Rental income: $85,824
• − Mortgage interest: −$31,923
• − Property taxes: −$4,893
• − Insurance: −$2,850
• − Repairs & maintenance: −$6,866
• − Management: −$6,866
• − Depreciation: −$16,579
• Taxable income: $15,847
• Est. tax owed @ 24.0%: −$3,803
• After-tax cash flow: $20,392/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: Springfield
• NCES district ID: 2511130
• Math proficiency: 13% ▼ -12.00%
• Reading proficiency: 25% ▼ -5.00%
• Median HH income: $34,938
• Composite: 15.6/100
• National rank: #9293
• State rank: #296 of 302 in MA

Livability — Springfield

• Score: 73/100
• State rank: #97
• US rank: #5195

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Springfield, MA
• City population: 61,006
• Population (ZIP): 11,469

Population outlook (Hampden County) Hauer SSP2

• Today (2025): 485,646 people
• By 2030: 491,517 · +1.2%
• By 2040: 500,539 · +3.1%
• By 2050: 508,827 · +4.8%
• By 2075: 539,167 · +11.0%
• By 2100: 545,698 · +12.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (74%)
• Race & ethnicity: Hispanic / Latino 74% Two or more races 37% Black 14% White 10%
• Hispanic origin (detail): Puerto Rican 63% Dominican 5%
• Common ancestry: Lithuanian 1% Romanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 44% English-only · Spanish 53% Other Indo-European 2% French/Haitian/Cajun 1%

Political lean MEDSL · Hampden

• 2024 margin: Lean D (+8.9) · D 53.4% · R 44.5% · Other 2.1%
• 2008→2024 swing: -16.4pp toward R · 2008: 25.3pp · 2024: 8.9pp
• All cycles: 2024: D+8.9 2020: D+17.7 2016: D+16.0 2012: D+25.4 2008: D+25.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.08%
• Current HPI: 322.6127
• 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

+279.9% since first listed

8 events — show timeline

• 2026-05-12 Listed $569,900 MLS PIN
• 2022-07-01 Price Changed $1,300 RENT.
• 2018-11-27 Sold (MLS) $153,000 MLS PIN
• 2018-05-15 Listed $178,900 MLS PIN
• 1997-01-24 Sold (Public Records) $90,000 Public Records
• 1995-07-20 Sold (MLS) $30,760 MLS PIN
• 1995-03-20 Listed $34,890 MLS PIN
• 1989-11-14 Sold (Public Records) $150,000 Public Records

Property tax history

+6.1%/yr

Latest (2023): $4,893 · -3.2% YoY. Source: county tax records.