115-117 Northampton Ave · Springfield, MA 01109

$415,900

8 bd · 2.0 ba · 2,902 sqft · MultiFamily · 88 Days on market

Built 1909 Good condition 5,018 sqft lot $143/sqft · 27% above area Est $326k · 27% over

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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 +20.2/30.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Schools +1.6/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Well maintained, this 8 bedroom, two bathroom duplex is ideal for owner occupants or investors. New Roof (April 2026), freshly painted exterior & interior (fall 2025), and lovely architectural details - like coffered ceilings, hardwood floors, bay windows, built-in shelves, and pocket doors - create an inviting home. The downstairs is ready for immediate occupancy. EACH unit has two floors of living space. Floor 1: two bedrooms, kitchen, pantry, living, dining and bathrooms. Floor 2: two additional bedrooms. Upstairs tenant has strong payment history, rent is $2,200 monthly. Value-adds include: Letter of Full Deleading Compliance for BOTH units, ample storage in basement, separate utilities and washer/dryer hook-ups; off-street parking, front, rear, and second floor porches. Walk to: Gunn Playground, Springfield &American International Colleges & various restaurants and shops. Short drive to Springfield Technical Community College and downtown Springfield. Agent related to seller.

Key facts

• Coffered ceilings
• Bay windows
• New roof

Tags

• NEW ROOF
• FRESHLY PAINTED EXTERIOR
• FRESHLY PAINTED INTERIOR
• COFFERED CEILINGS
• HARDWOOD FLOORS
• BAY WINDOWS

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/1.0-bath units multifamily listed at $416k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $526 ($6k/yr) — positive. Per door: $263/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $416k).
• Recommended offer: $391k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: 32 active listings in the ZIP; 453 units permitted in Hampden County in 2024 (116 in 5+ unit buildings).
• At $4,304/mo this rent would consume 107% of the median local household income ($48k/yr) (locally 1322% 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 $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Hampden County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($391k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 26y 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 $27k; list at $416k implies a 1440% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1909 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $390,946 (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. 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 1909 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.03% ✓
• Cap rate: 7.81%
• Cash-on-cash: 5.42%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

• ARV (median comp): $326,440
• List price: $415,900
• Delta: 27.40%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
42-44 Suffolk St	0.42mi	8/2.0	2,894 (-0%)	11mo	$390,000	$135	71
53-55 Andrew St	0.40mi	8/3.0	3,022 (+4%)	7mo	$400,000	$132	65
28-30 Nelson Ave	0.47mi	8/2.0	2,717 (-6%)	6mo	$310,000	$114	63
46-48 Suffolk St	0.42mi	9/2.0 (+1)	2,661 (-8%)	2mo	$455,000	$171	60
62-64 Bristol St	0.45mi	8/3.0	3,139 (+8%)	3mo	$410,000	$131	59
184 King St	0.35mi	8/2.0	2,720 (-6%)	18mo	$450,000	$165	58
124-126 Westford Cir	0.28mi	8/3.0	3,320 (+14%)	2mo	$344,900	$104	58
148-150 Oak Grove Ave	0.58mi	7/3.0 (-1)	2,897 (-0%)	8mo	$320,000	$110	57
52-56 Andrew St	0.39mi	8/3.0	3,247 (+12%)	3mo	$185,000	$57	55
600 Union St	0.50mi	8/3.0	2,527 (-13%)	15mo	$200,000	$79	39
43 Colonial Ave	0.52mi	7/4.0 (-1)	2,514 (-13%)	6mo	$230,000	$91	36
29 King St	0.63mi	9/3.0 (+1)	3,300 (+14%)	11mo	$450,000	$136	30

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.9%
• Equity multiple: 0.71×
• Total profit: $-33,830
• Equity at exit: $62,012

10-year hold

• IRR: 1.7%
• Equity multiple: 1.12×
• Total profit: $13,941
• Equity at exit: $35,959

Cash invested: $116,452 (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 01109

• Home prices YoY: -22.8%
• Active inventory: 32
• Price-to-rent: 16.1×

Monthly cashflow live

• Estimated rent: $4,304 high
• Mortgage (P&I): −$2,181
• Tax est. 1.5%: −$520 /mo · $6,238/yr
• Insurance: −$173
• HOA: −$0
• Vacancy / Maint / Mgmt: −$904
• Net cashflow: $526

Break-even live

Break-even rent $3,638

Max offer price $415,900

Occupancy floor 83%

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

Units	Beds	Baths	Est. rent
▸ 2× units	4	1	$4,304
Total (2 units)			$4,304

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: $103,975
• Closing costs: $12,477
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $415,900 Active 88 DOM
2. 2026-06-17
   days on market $415,900 Active 87 DOM
3. 2026-06-16
   days on market $415,900 Active 86 DOM
4. 2026-06-15
   days on market $415,900 Active 85 DOM
5. 2026-06-14
   days on market $415,900 Active 83 DOM
6. 2026-06-13
   days on market $415,900 Active 82 DOM
7. 2026-06-10
   days on market $415,900 Active 80 DOM
8. 2026-06-09
   days on market $415,900 Active 79 DOM
9. 2026-06-08
   days on market $415,900 Active 78 DOM
10. 2026-06-07
    days on market $415,900 Active 77 DOM
11. 2026-06-05
    days on market $415,900 Active 74 DOM
12. 2026-06-03
    days on market $415,900 Active 73 DOM
13. 2026-06-02
    days on market $415,900 Active 72 DOM
14. 2026-06-01
    days on market $415,900 Active 71 DOM
15. 2026-05-31
    days on market $415,900 Active 70 DOM
16. 2026-05-30
    days on market $415,900 Active 69 DOM
17. 2026-05-13
    price $415,900 1007-char remark

    Show marketing remark (1007 chars)

    Well maintained, this 8 bedroom, two bathroom duplex is ideal for owner occupants or investors. New Roof (April 2026), freshly painted exterior & interior (fall 2025), and lovely architectural details - like coffered ceilings, hardwood floors, bay windows, built-in shelves, and pocket doors - create an inviting home. The downstairs is ready for immediate occupancy. EACH unit has two floors of living space. Floor 1: two bedrooms, kitchen, pantry, living, dining and bathrooms. Floor 2: two additional bedrooms. Upstairs tenant has strong payment history, rent is $2,200 monthly. Value-adds include: Letter of Full Deleading Compliance for BOTH units, ample storage in basement, separate utilities and washer/dryer hook-ups; off-street parking, front, rear, and second floor porches. Walk to: Gunn Playground, Springfield &American International Colleges & various restaurants and shops. Short drive to Springfield Technical Community College and downtown Springfield. Agent related to seller.

18. 2026-03-22
    listed $425,900 New 1007-char remark

    Show marketing remark (1007 chars)

    Well maintained, this 8 bedroom, two bathroom duplex is ideal for owner occupants or investors. New Roof (April 2026), freshly painted exterior & interior (fall 2025), and lovely architectural details - like coffered ceilings, hardwood floors, bay windows, built-in shelves, and pocket doors - create an inviting home. The downstairs is ready for immediate occupancy. EACH unit has two floors of living space. Floor 1: two bedrooms, kitchen, pantry, living, dining and bathrooms. Floor 2: two additional bedrooms. Upstairs tenant has strong payment history, rent is $2,200 monthly. Value-adds include: Letter of Full Deleading Compliance for BOTH units, ample storage in basement, separate utilities and washer/dryer hook-ups; off-street parking, front, rear, and second floor porches. Walk to: Gunn Playground, Springfield &American International Colleges & various restaurants and shops. Short drive to Springfield Technical Community College and downtown Springfield. Agent related to seller.

19. 2011-03-25
    soldstatus $27,000 109-char remark

    Show marketing remark (109 chars)

    2 Family home with 2 apartments updown styel. 2nd floor apt has attic access. Homepath Renovation property.

20. 2010-09-12
    listed $35,000 109-char remark

    Show marketing remark (109 chars)

    2 Family home with 2 apartments updown styel. 2nd floor apt has attic access. Homepath Renovation property.

21. 2006-03-10
    soldstatus $160,000
22. 2006-01-09
    listed $160,000
23. 2001-06-29
    soldstatus $73,900
24. 2000-08-18
    listed $74,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $51,648
• − Mortgage interest: −$23,297
• − Property taxes: −$6,238
• − Insurance: −$2,080
• − Repairs & maintenance: −$4,132
• − Management: −$4,132
• − Depreciation: −$12,099
• Taxable loss: −$329
• Est. tax savings @ 24.0%: +$79
• After-tax cash flow: $6,391/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained, two-unit duplex is ready for immediate occupancy. Freshly painted exterior and interior, coffered ceilings, hardwood floors, and bay windows create an inviting home. Value-adds include letter of full deleading compliance and ample storage in the basement.

Value-add opportunities

• Both Paint exterior and interior — Freshly painted exterior and interior enhance curb appeal and interior aesthetics
• Both Replace light fixtures — Modernize lighting to improve ambiance and energy efficiency
• Both Install smart home devices — Enhance convenience and energy efficiency for both residents and potential buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior — Freshly painted exterior and interior enhance curb appeal and interior aesthetics ↑
• Both Replace light fixtures — Modernize lighting to improve ambiance and energy efficiency ↑
• Both Install smart home devices — Enhance convenience and energy efficiency for both residents and potential buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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
• County: Hampden County · 230,965 people
• City population: 61,006
• Metro: Springfield, MA
• Population (ZIP): 31,124
• Household income: $48,415
• Rent vs Own: 52.4% rent · 47.6% own
• Severe rent burden: 1322.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Hispanic / Latino 45% Black 31% Two or more races 20% White 18% Asian 1% Native American 1%
• Hispanic origin (detail): Puerto Rican 39% Dominican 3%
• Common ancestry: Lithuanian 2% Romanian 1%
• Foreign-born: 9% · Canada, China
• Languages at home: 65% English-only · Spanish 32% Other Asian/Pacific 1% Russian/Polish/Slavic 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: ▼ -113.11%
• Current HPI: 382.9038
• Rent YoY: —
• Metro: Springfield, 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

+455.3% since first listed

8 events — show timeline

• 2026-05-13 Price Changed $415,900 MLS PIN
• 2026-03-22 Listed $425,900 MLS PIN
• 2011-03-25 Sold (MLS) $27,000 MLS PIN
• 2010-09-12 Listed $35,000 MLS PIN
• 2006-03-10 Sold (MLS) $160,000 MLS PIN
• 2006-01-09 Listed $160,000 MLS PIN
• 2001-06-29 Sold (MLS) $73,900 MLS PIN
• 2000-08-18 Listed $74,900 MLS PIN