55 French Dr · Palmer Town, MA 01069

$225,000

3 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 11 Days on market

Built 1936 0.26 ac lot Est $379k · 41% under

---

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 +16.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• 1% rule +4.2/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

CASH ONLY. Opportunity awaits! This 3-bedroom, 1-bath home offers tremendous potential for investors, flippers, or buyers looking to build equity. Set on a beautiful level lot filled with mature fruit trees, flowering plants, and plenty of outdoor space to enjoy, the property also includes deeded access to Lake Thompson. Join the association to take advantage of the beach, boating opportunities, and all the benefits of lake living. Inside, the spacious living room features soaring cathedral ceilings and plenty of room to gather. Three bedrooms offer hardwood flooring, while the kitchen includes a dining area, pantry space, and convenient first-floor laundry. Two storage sheds provide ample

Key facts

• Hardwood flooring
• Mature fruit trees
• Level lot

Tags

• LEVEL LOT
• MATURE FRUIT TREES
• DEEDED ACCESS TO LAKE THOMPSON
• SPACIOUS LIVING ROOM
• HARDWOOD FLOORING
• DINING AREA

Property features AI

Finance

• Other: Property sits on approximately 0.26 acres; Lot is cleared and level; Beach ownership/association nearby (1/10 to 3/10 to beach); Public road frontage
• HOA & community: Not a senior community; Public school in the area

Exterior

• Parking: Off-street paved tandem parking for 3 cars; Three total parking spaces
• Utilities: Public sewer; Private water source; Electric service with circuit breakers; Utilities include provision for electric range
• Home design: Single-family residence; Blue exterior color
• Construction: Block foundation
• Exterior features: Fenced, enclosed yard; Fenced yard (additional listing mention)

Interior

• Kitchen: Range; Refrigerator; Exterior access from the kitchen; Dryer hookup (electric) and washer hookup in kitchen area
• Bedrooms: Primary bedroom on the first floor with closet and hardwood flooring; Second bedroom on the first floor with closet and hardwood flooring; Third bedroom on the first floor with hardwood flooring
• Flooring: Hardwood floors; Plywood
• Bathrooms: One full bathroom with tub and shower (first floor)
• Heating & cooling: Forced air heating (oil); Window air conditioning unit(s); Circuit breaker electric
• Interior features: Cathedral ceilings in the living room; Ceiling fan(s); Five total rooms
• Laundry & utility: Washer hookup; Electric dryer hookup on the first floor; Partial unfinished basement (dirt floor, concrete, unfinished)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $121 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (7.6% below list).
• Recommended offer: $208k (7.6% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 3.6% in Palmer Town — 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 64/100 on livability (#194 in MA) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+; Watch: amenities F, commute F.
• Palmer (suburban): math 23% / reading 35% proficiency, ranked #256 of 302 in MA (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Old Mill Pond (math 23% / reading 34%, grade F, #688 of 938 statewide, top 73%, 599 students, 0% FRL); Palmer High (math 25% / reading 38%, grade F, #265 of 343 statewide, top 77%, 535 students, 0% FRL) — zoned schools average 0% FRL vs 40% district-wide (40 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 26 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 453 units permitted in Hampden County in 2024 (116 in 5+ unit buildings).
• This rent runs 31% of the median local income ($80k/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 $2k of loan paydown is wiped out by about $7k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $85k; list at $225k implies a 165% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1936 — 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 $207,839 (7.6% below list)

Questions for the listing agent

1. Built in 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.92% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.30%
• DSCR: 1.10
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $378,560
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
47 Flynt	0.50mi	3/1.0	1,238 (+10%)	10mo	$375,000	$303	51
8 Christine St	0.41mi	3/1.0	972 (-13%)	14mo	$340,000	$350	48
2 Carter St	0.50mi	2/1.0 (-1)	960 (-14%)	4mo	$324,250	$338	45

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: -12.7%
• Equity multiple: 0.54×
• Total profit: $-28,769
• Equity at exit: $33,548

10-year hold

• IRR: -3.6%
• Equity multiple: 0.76×
• Total profit: $-15,118
• Equity at exit: $19,454

Cash invested: $63,000 (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 01069

• Active inventory: 26
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,078 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$248 /mo · $2,972/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $121

Break-even live

Break-even rent $1,926

Max offer price $225,000

Occupancy floor 89%

Sensitivity live

Price	-10% $248	-5% $184	+0% $121	+5% $57	+10% $-7
Rent	-10% $-44	-5% $38	+0% $121	+5% $203	+10% $285
Rate	-1.0pp $234	-0.5pp $178	base $121	+0.5pp $62	+1.0pp $3

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
99 Lawrence St Unit 2 Palmer, MA	2.0	1.5	1000	$1,600	$1.60	45d	1	1.37mi

Listing history 8 events

1. 2026-06-21
   days on market $225,000 Active 11 DOM
2. 2026-06-18
   days on market $225,000 Active 8 DOM
3. 2026-06-17
   days on market $225,000 Active 7 DOM
4. 2026-06-16
   days on market $225,000 Active 6 DOM
5. 2026-06-15
   statusdays on market $225,000 Active 5 DOM
6. 2026-06-14
   days on market $225,000 New 3 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $225,000 New 2 DOM

ⓘ 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: $2,972 · $248/mo
• Projected year-2 tax: $2,972 · $248/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 16 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,941
• − Mortgage interest: −$12,603
• − Property taxes: −$2,972
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,995
• − Management: −$1,995
• − Depreciation: −$6,545
• Taxable loss: −$2,296
• Est. tax savings @ 24.0%: +$551
• After-tax cash flow: $1,998/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: Palmer
• NCES district ID: 2509300
• Math proficiency: 23% ▼ -7.00%
• Reading proficiency: 35% ▼ -4.00%
• Median HH income: $52,654
• Composite: 25.59/100
• National rank: #7421
• State rank: #256 of 302 in MA

Livability — Palmer Town

• Score: 64/100
• State rank: #194
• US rank: #14511

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palmer Town, MA
• County: Hampden County · 230,965 people
• City population: 12,457
• Metro: Springfield, MA
• Population (ZIP): 8,821
• Household income: $80,190
• Rent vs Own: 25.7% rent · 74.3% own
• Severe rent burden: 212.0

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: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 10% Hispanic / Latino 5% Black 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 16% Lithuanian 14% Russian 2%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · French/Haitian/Cajun 2% Other Indo-European 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: ▼ -112.60%
• Current HPI: 185.7406
• 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

+164.7% since first listed

2 events — show timeline

• 2026-06-10 Listed $225,000 MLS PIN
• 1988-12-07 Sold (Public Records) $85,000 Public Records

Property tax history

+2.8%/yr

Latest (2023): $2,972 · +11.5% YoY. Source: county tax records.