717-719 Stony Hill Rd · Wilbraham, MA 01095

$415,000

4 bd · 3.6 ba · 2,578 sqft · MultiFamily · 36 Days on market

Built 1783 Good condition 1.00 ac lot

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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 +26.4/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Schools +4.6/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• 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

Presenting a distinguished multi-family property at 717-719 Stony Hill Road in Wilbraham, MA, constructed in 1783, offering 2578 square feet of refined living space. Rare for the area, this two family home is located on a 1.05 acre lot; it features a blend of historical integrity and functional design, providing an exceptional opportunity for discerning owners. The residence features five well-proportioned bedrooms, offering ample private accommodation. Complementing these are two full bathrooms and one half bathroom, thoughtfully integrated to serve the property's occupants with comfort and convenience. Further enhancing the property's utility is a single-space garage, providing secure par

Key facts

• 1 acre lot
• Garage
• Built 1783

Property features AI

Finance

• Other: Property listed as active; Tenant owned property excluded from sale items (tenant-owned property)
• HOA & community: Community amenities nearby include park, walk/jog trails, golf, conservation area, highway access, and schools

Exterior

• Parking: One garage space; One covered space; Six open parking spaces; Seven total parking spaces; Off-street paved parking
• Utilities: Public water; Private sewer; Circuit breaker electric service; Gas available for range and dryer
• Home design: Two-family side-by-side property; Three stories; White exterior color
• Construction: Built (year source: public records); Conventional (2x4–2x6) construction; Stone foundation; Shingle roof
• Exterior features: Enclosed porch; Screened porch; Rain gutters; Corner lot; Public road frontage

Interior

• Kitchen: Range; Refrigerator
• Flooring: Tile; Vinyl; Carpet; Hardwood; Wood
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Forced air heating; Oil heating
• Interior features: Ceiling fans; Walk-up attic; Bathroom with tub and shower; Smart thermostat; Living room; Dining room; Family room; Mudroom; Living/Dining room combo; Total of 12 rooms
• Laundry & utility: Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.8-bath units multifamily listed at $415k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $541/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $415k).
• Recommended offer: $403k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 1.9% in Wilbraham — 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 74/100 on livability (#94 in MA, #4,952 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, commute A; Watch: amenities F, cost of living F, health & safety F.
• Hampden-Wilbraham (suburban): math 43% / reading 57% proficiency, ranked #110 of 302 in MA (top 36%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: 39 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 453 units permitted in Hampden County in 2024 (116 in 5+ unit buildings).

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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $116k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($403k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1783 — 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 $402,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1783 — 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 B-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?
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 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: 1.20% ✓
• Cap rate: 9.42%
• Cash-on-cash: 11.17%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 0.4%
• Equity multiple: 1.01×
• Total profit: $1,743
• Equity at exit: $61,878

10-year hold

• IRR: 10.1%
• Equity multiple: 1.78×
• Total profit: $90,563
• Equity at exit: $35,882

Cash invested: $116,200 (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 01095

• Home prices YoY: -27.0%
• Active inventory: 39
• Price-to-rent: 13.8×

Monthly cashflow live

• Estimated rent: $5,000 medium
• Mortgage (P&I): −$2,176
• Tax est. 1.5%: −$519 /mo · $6,225/yr
• Insurance: −$173
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,050
• Net cashflow: $1,082

Break-even live

Break-even rent $3,630

Max offer price $415,000

Occupancy floor 73%

Sensitivity live

Price	-10% $1,369	-5% $1,225	+0% $1,082	+5% $939	+10% $795
Rent	-10% $687	-5% $885	+0% $1,082	+5% $1,280	+10% $1,477
Rate	-1.0pp $1,291	-0.5pp $1,188	base $1,082	+0.5pp $974	+1.0pp $865

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.8	$5,000
Total (2 units)			$5,000

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: $103,750
• Closing costs: $12,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
717 Stony Hill Rd Unit 719 Wilbraham, MA	3.0	1.5	1820	$2,500	$1.37	45d	1	0.02mi

Listing history 16 events

1. 2026-06-21
   statusdays on market $415,000 Contingent 36 DOM
2. 2026-06-18
   days on market $415,000 Active 33 DOM
3. 2026-06-17
   days on market $415,000 Active 32 DOM
4. 2026-06-16
   days on market $415,000 Active 31 DOM
5. 2026-06-15
   statusdays on market $415,000 Active 30 DOM
6. 2026-06-14
   days on market $415,000 Back On Market 28 DOM
7. 2026-06-13
   statusdays on market $415,000 Back On Market 27 DOM
8. 2026-06-08
   statusdays on market $415,000 Under Agreement 25 DOM
9. 2026-06-07
   days on market $415,000 Contingent 24 DOM
10. 2026-06-03
    days on market $415,000 Contingent 20 DOM
11. 2026-06-02
    days on market $415,000 Contingent 19 DOM
12. 2026-06-01
    days on market $415,000 Contingent 18 DOM
13. 2026-05-31
    days on market $415,000 Contingent 17 DOM
14. 2026-05-30
    days on market $415,000 Contingent 16 DOM
15. 2026-05-15
    listed $415,000 New 960-char remark
16. 2026-05-14
    listed $415,000 New 938-char remark

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $60,000
• − Mortgage interest: −$23,246
• − Property taxes: −$6,225
• − Insurance: −$2,075
• − Repairs & maintenance: −$4,800
• − Management: −$4,800
• − Depreciation: −$12,073
• Taxable income: $6,781
• Est. tax owed @ 24.0%: −$1,627
• After-tax cash flow: $11,357/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 multi-family home in Wilbraham, MA, is in good condition with minimal repairs needed. It offers a blend of historical integrity and functional design, making it an excellent opportunity for discerning owners.

Value-add opportunities

• Resale Paint touch-ups — Fresh paint enhances curb appeal and can make the home more attractive to potential buyers
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and increase property value
• Rental HVAC maintenance — A well-maintained HVAC system ensures comfort and can attract renters
• Both Kitchen and bathroom updates — Updating these spaces can increase the home's value and attract both buyers and renters

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint touch-ups — Fresh paint enhances curb appeal and can make the home more attractive to potential buyers ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and increase property value ↑
• Rental HVAC maintenance — A well-maintained HVAC system ensures comfort and can attract renters ↑
• Both Kitchen and bathroom updates — Updating these spaces can increase the home's value and attract both buyers and renters ↑

ⓘ 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: Hampden-Wilbraham
• NCES district ID: 2505730
• Math proficiency: 43% ▼ -13.00%
• Reading proficiency: 57% ▼ -4.00%
• Median HH income: $87,526
• Composite: 46.32/100
• National rank: #2470
• State rank: #110 of 302 in MA

Livability — Wilbraham

• Score: 74/100
• State rank: #94
• US rank: #4952

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 14,615
• Population (ZIP): 14,615

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 6% Two or more races 5% Black 4% Asian 1%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 12% Lithuanian 8% Russian 4%
• Foreign-born: 4% · Canada, China, Vietnam
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1% Chinese 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: ▼ -93.09%
• Current HPI: 251.8041
• 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

4 events — show timeline

• 2026-06-10 Relisted — MLS PIN
• 2026-06-08 Pending — MLS PIN
• 2026-05-25 Contingent — MLS PIN
• 2026-05-14 Listed $415,000 MLS PIN