20 Manning Rd · Longmeadow, MA 06082

$409,000

8 bd · 3.0 ba · 2,736 sqft · MultiFamily · 225 Days on market

Built 1955 Good condition 5,183 sqft lot $149/sqft · at area comps Est $405k · at est. ↓ 9% since listing

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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 +27.0/30.0
• DSCR +9.3/10.0
• 1% rule +7.3/10.0
• ARV discount +7.1/15.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +3.5/5.0
• Schools +3.0/10.0
• 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

ATTENTION INVESTORS. Fantastic two-family property! Desirable corner lot in quiet area of Enfield. Strong Rental Income. Nice reliable long-term tenants. Two side-by-side units, both have their own access to the basement. The left unit features six rooms, updated kitchen and bathrooms, 4-bedroom 2-bathrooms, wide open first floor layout, living room with Fireplace. See photos. The right side has 3 bedrooms and 1 bath. At the request of the tenant to protect their privacy, there are no interior photos of this side. Each unit has good-sized bedrooms. Both tenants have occupied their side for over 5 years, each unit has a long-term lease ending on March 31, 2027. 4-Car parking spots. Excellent Location Close to Downtown, Restaurants, Shopping, Costco, Fitness Centers, Parks, Bus Line, And Easy Highway Access To I-91. Diamond in the rough, rare opportunity. This Don't Last Long. Sold As-Is Please respect the tenants privacy and schedule an appointment.

Key facts

• Updated bathrooms
• Updated kitchen
• Good-sized bedrooms

Tags

• CORNER LOT
• STRONG RENTAL INCOME
• UPDATED KITCHEN
• UPDATED BATHROOMS
• GOOD-SIZED BEDROOMS
• EXCELLENT LOCATION

What this means for you Summary

Snapshot

• This is a 1×4bd/1.5ba + 1×3bd/1ba units multifamily listed at $409k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $573/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $409k).
• Recommended offer: $360k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 3.6% in Longmeadow — 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 80/100 on livability (#38 in MA, #1,837 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, commute A+; Watch: amenities F, cost of living F.
• Enfield School District (suburban): math 25% / reading 41% proficiency, ranked #114 of 153 in CT (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.9%/yr); solid renter incomes; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
• At $5,029/mo this rent would consume 67% of the median local household income ($90k/yr) (locally 954% 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.
• At projected returns (-3.0% appreciation + 3.9% rent growth), your $115k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 225 days — a 12% lower offer ($360k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $359,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 225 days. Have you received any prior offers? Is the seller open to a 12% 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 1955 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.23% ✓
• Cap rate: 9.66%
• Cash-on-cash: 12.01%
• DSCR: 1.53
• GRM: 6.8

CMA / ARV

• ARV (median comp): $405,278
• List price: $409,000
• Delta: 0.92%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.9% rent growth · sell at horizon

5-year hold

• IRR: 2.6%
• Equity multiple: 1.10×
• Total profit: $11,410
• Equity at exit: $60,983

10-year hold

• IRR: 13.0%
• Equity multiple: 2.08×
• Total profit: $123,465
• Equity at exit: $35,363

Cash invested: $114,520 (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 06082

• Rents YoY: 3.9%
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $5,029 high
• Mortgage (P&I): −$2,145
• Tax est. 1.5%: −$511 /mo · $6,135/yr
• Insurance: −$170
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,056
• Net cashflow: $1,146

Break-even live

Break-even rent $3,578

Max offer price $409,000

Occupancy floor 72%

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

Units	Beds	Baths	Est. rent
1× unit	4	1.5	$2,614
1× unit	3	1	$2,415
Total (2 units)			$5,029

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: $102,250
• Closing costs: $12,270
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $409,000 Active 225 DOM
2. 2026-06-17
   days on market $409,000 Active 224 DOM
3. 2026-06-16
   days on market $409,000 Active 223 DOM
4. 2026-06-15
   days on market $409,000 Active 222 DOM
5. 2026-06-13
   days on market $409,000 Active 220 DOM
6. 2026-06-10
   days on market $409,000 Active 217 DOM
7. 2026-06-09
   days on market $409,000 Active 216 DOM
8. 2026-06-08
   days on market $409,000 Active 215 DOM
9. 2026-06-07
   days on market $409,000 Active 214 DOM
10. 2026-06-05
    days on market $409,000 Active 211 DOM
11. 2026-06-03
    days on market $409,000 Active 210 DOM
12. 2026-06-02
    days on market $409,000 Active 209 DOM
13. 2026-06-01
    days on market $409,000 Active 208 DOM
14. 2026-05-31
    days on market $409,000 Active 207 DOM
15. 2026-04-01
    price $409,000 962-char remark

    Show marketing remark (962 chars)

    ATTENTION INVESTORS. Fantastic two-family property! Desirable corner lot in quiet area of Enfield. Strong Rental Income. Nice reliable long-term tenants. Two side-by-side units, both have their own access to the basement. The left unit features six rooms, updated kitchen and bathrooms, 4-bedroom 2-bathrooms, wide open first floor layout, living room with Fireplace. See photos. The right side has 3 bedrooms and 1 bath. At the request of the tenant to protect their privacy, there are no interior photos of this side. Each unit has good-sized bedrooms. Both tenants have occupied their side for over 5 years, each unit has a long-term lease ending on March 31, 2027. 4-Car parking spots. Excellent Location Close to Downtown, Restaurants, Shopping, Costco, Fitness Centers, Parks, Bus Line, And Easy Highway Access To I-91. Diamond in the rough, rare opportunity. This Don't Last Long. Sold As-Is Please respect the tenants privacy and schedule an appointment.

16. 2025-11-05
    listed $450,000 Active 962-char remark

    Show marketing remark (962 chars)

    ATTENTION INVESTORS. Fantastic two-family property! Desirable corner lot in quiet area of Enfield. Strong Rental Income. Nice reliable long-term tenants. Two side-by-side units, both have their own access to the basement. The left unit features six rooms, updated kitchen and bathrooms, 4-bedroom 2-bathrooms, wide open first floor layout, living room with Fireplace. See photos. The right side has 3 bedrooms and 1 bath. At the request of the tenant to protect their privacy, there are no interior photos of this side. Each unit has good-sized bedrooms. Both tenants have occupied their side for over 5 years, each unit has a long-term lease ending on March 31, 2027. 4-Car parking spots. Excellent Location Close to Downtown, Restaurants, Shopping, Costco, Fitness Centers, Parks, Bus Line, And Easy Highway Access To I-91. Diamond in the rough, rare opportunity. This Don't Last Long. Sold As-Is Please respect the tenants privacy and schedule an appointment.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $60,348
• − Mortgage interest: −$22,910
• − Property taxes: −$6,135
• − Insurance: −$2,045
• − Repairs & maintenance: −$4,828
• − Management: −$4,828
• − Depreciation: −$11,898
• Taxable income: $7,704
• Est. tax owed @ 24.0%: −$1,849
• After-tax cash flow: $11,908/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

A well-maintained two-family home with updated kitchens and bathrooms, located in a quiet area with good rental income potential.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace gutters — Improves drainage and aesthetics
• Both Update flooring in bedrooms — Modernizes spaces and increases value
• Both Update bathrooms — Modernizes spaces and increases value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace gutters — Improves drainage and aesthetics ↑
• Both Update flooring in bedrooms — Modernizes spaces and increases value ↑
• Both Update bathrooms — Modernizes spaces and increases value ↑

ⓘ 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: Enfield School District
• NCES district ID: 0901470
• Math proficiency: 25% ▼ -14.00%
• Reading proficiency: 41% ▼ -10.00%
• Median HH income: $68,750
• Composite: 30.42/100
• National rank: #6238
• State rank: #114 of 153 in CT

Livability — Longmeadow

• Score: 80/100
• State rank: #38
• US rank: #1837

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hartford County
• City population: 15,961
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 41,090
• Household income: $90,404
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 954.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 11% Two or more races 9% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 7%
• Common ancestry: Romanian 10% Lithuanian 9% Slovak 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 89% English-only · Spanish 5% Other Indo-European 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Capitol

• 2024 margin: Strong D (+21.9) · D 60.1% · R 38.2% · Other 1.7%
• All cycles: 2024: D+21.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -494.72%
• Current HPI: 192.4011
• Rent YoY: ▲ 3.90%
• Metro: Hartford-East Hartford-Middletown, CT
• 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

-9.1% since first listed

2 events — show timeline

• 2026-04-01 Price Changed $409,000 Smart MLS
• 2025-11-05 Listed $450,000 Smart MLS