570-582 Main St · Springfield, MA 01119

$750,000

None bd · None ba · — sqft · MultiFamily · 456 Days on market

Built 1900 Fair condition 6,172 sqft lot ↓ 6% since listing

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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 +27.7/30.0
• DSCR +9.8/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. 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

Attention Investors! This property Located on main st, Springfield.  This is mixed use commercial and residential use. There are three front stores open to each other and they use it as a church, second floor has two residential units, one has 3 bedrooms and 2 bathrooms, a living room, and a kitchen. The second unit has 2 bedrooms and 2 bathrooms, living room and kitchen. Third floor has 4 units, all units similar to each other. Each unit has a big bedroom, kitchen and full bathroom.  This property will go fast. Schedule your private showing today.

Key facts

• Three front stores
• Four units
• 6,172 sq ft lot

Tags

• THREE FRONT STORES
• TWO RESIDENTIAL UNITS
• FOUR UNITS

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: 6 open parking spaces
• Utilities: Public water; Public sewer; Electric with circuit breakers; Gas or electric range hookups
• Home design: 5-story 5-9 unit multifamily building
• Construction: Brick construction; Brick/mortar foundation; Rubber roof; Built (year per public records)
• Exterior features: Paved public road frontage; Paved driveway; Open/common off-street parking

Interior

• Flooring: Vinyl flooring
• Interior features: Insulated windows; Unfinished full basement with interior entry; Total of 17 rooms

What this means for you Summary

Snapshot

• This is a multifamily listed at $750k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $750k).
• Recommended offer: $660k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 4.9% 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: 16 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $5k of loan paydown is wiped out by about $22k 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 $210k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 456 days — a 12% lower offer ($660k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $660,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 456 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.26% ✓
• Cap rate: 9.91%
• Cash-on-cash: 12.93%
• DSCR: 1.58
• GRM: 6.6

CMA / ARV

• ARV (median comp): $366,205
• List price: $750,000
• Delta: 104.80%
• 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
17 Lombard St	0.08mi	3/3.0	2,648	1mo	$380,000	$144	83
14 Adams St	0.16mi	4/2.0	1,776	1mo	$340,000	$191	79
61-63 Wilcox St	0.31mi	6/2.0	1,932	4mo	$239,987	$124	70
29 Leete St	0.48mi	8/3.0	3,247	2mo	$519,000	$160	64
77 Fort Pleasant Ave	0.47mi	8/3.0	4,285	3mo	$300,000	$70	64
29-31 Knox St	0.57mi	7/2.0	2,884	4mo	$380,000	$132	58
140-142 Cherry St	0.58mi	4/2.0	1,710	4mo	$365,000	$213	57
74 Cherry St	0.65mi	6/2.5	2,003	2mo	$360,000	$180	56
42 Florence St	0.66mi	8/2.0	2,462	2mo	$358,875	$146	55
12-14 Noel St	0.71mi	8/3.0	3,295	2mo	$370,000	$112	53
89 Cedar St	0.72mi	6/2.0	2,538	3mo	$278,000	$110	52
49 Euclid Ave	0.74mi	4/2.5	2,341	2mo	$265,000	$113	51

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: 2.8%
• Equity multiple: 1.11×
• Total profit: $22,721
• Equity at exit: $111,827

10-year hold

• IRR: 12.4%
• Equity multiple: 1.98×
• Total profit: $205,928
• Equity at exit: $64,846

Cash invested: $210,000 (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 01119

• Home prices YoY: -30.7%
• Active inventory: 16
• Price-to-rent: 35.6×

Monthly cashflow live

• Estimated rent: $9,425 high
• Mortgage (P&I): −$3,933
• Tax est. 1.5%: −$938 /mo · $11,250/yr
• Insurance: −$312
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,979
• Net cashflow: $2,263

Break-even live

Break-even rent $6,561

Max offer price $750,000

Occupancy floor 71%

Sensitivity live

Price	-10% $2,781	-5% $2,522	+0% $2,263	+5% $2,004	+10% $1,744
Rent	-10% $1,518	-5% $1,890	+0% $2,263	+5% $2,635	+10% $3,007
Rate	-1.0pp $2,640	-0.5pp $2,453	base $2,263	+0.5pp $2,068	+1.0pp $1,871

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

Units	Beds	Baths	Est. rent
1× unit	3	2	$1,758
1× unit	2	2	$1,652
▸ 4× units	1	1	$6,016
Total (6 units)			$9,425

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: $187,500
• Closing costs: $22,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
39 Wendell Pl Unit 2-3 Springfield, MA	1.0	1.0	150	$800	$5.33	15d	1	0.10mi
27 Loring St Apt 1L Springfield, MA	2.0	1.0	800	$1,350	$1.69	22d	1	0.13mi
14 Adams St Unit 1 Springfield, MA	3.0	1.0	880	$1,800	$2.05	22d	1	0.16mi
14 Adams St Unit 2 Springfield, MA	2.0	1.0	890	$1,800	$2.02	15d	1	0.16mi
114 William St Unit 1R Springfield, MA	1.0	1.0	600	$1,500	$2.50	45d	1	0.31mi
44 Dale St Springfield, MA	2.0	1.0	900	$1,600	$1.78	15d	1	0.37mi
120 Central St Apt 4L Springfield, MA	2.0	1.0	—	$1,500	—	15d	1	0.38mi
11-31 Park St Unit 302 Springfield, MA	1.0	1.0	800	$1,800	$2.25	45d	1	0.44mi
11 Park St Unit 302 Springfield, MA	1.0	1.0	—	$1,750	—	45d	1	0.44mi
11 Park St Unit 201 Springfield, MA	1.0	1.0	—	$1,699	—	45d	1	0.44mi
11 Park St Unit 403 Springfield, MA	1.0	1.0	—	$1,800	—	22d	1	0.44mi
15 Park St Unit 201 Springfield, MA	1.0	1.0	900	$1,699	$1.89	22d	1	0.44mi
17 Leyfred Ter Unit 1 R Springfield, MA	2.0	1.0	800	$1,650	$2.06	15d	1	0.44mi
65 Belmont Ave Unit 4 L Springfield, MA	2.0	1.0	800	$1,650	$2.06	22d	1	0.44mi
141 Maple St Unit 143-23 Springfield, MA	1.0	1.0	625	$1,000	$1.60	45d	1	0.45mi
26 Avon Pl Unit 26 Springfield, MA	1.0	1.0	950	$1,350	$1.42	45d	1	0.46mi
92 Woodside Ter Springfield, MA	3.0	1.0	—	$1,900	—	45d	1	0.50mi
92 Woodside Ter Unit 3R Springfield, MA	3.0	1.0	—	$1,675	—	15d	1	0.50mi
92 Woodside Ter Unit 2R Springfield, MA	3.0	1.0	—	$1,700	—	15d	1	0.50mi
240 Locust St Apt 4L Springfield, MA	2.0	1.0	800	$1,734	$2.17	45d	1	0.50mi
236 Locust St Apt 4L Springfield, MA	2.0	1.0	—	$1,595	—	45d	1	0.50mi
17 Forest Park Ave Unit 2 Springfield, MA	2.0	1.0	—	$1,550	—	15d	1	0.50mi
76 Maple St Springfield, MA	2.0	1.0	800	$1,700	$2.12	22d	1	0.53mi
76 Maple St Unit 2 Springfield, MA	3.0	1.0	850	$1,850	$2.18	15d	1	0.53mi
122 Fort Pleasant Ave Unit Third Floor Springfield, MA	3.0	1.0	1000	$1,700	$1.70	22d	1	0.54mi
135 Belmont Ave Springfield, MA	1.0	1.0	—	$1,350	—	2d	1	0.55mi
131 Fort Pleasant Ave Unit 2 Springfield, MA	3.0	1.0	—	$2,150	—	22d	1	0.56mi
238-240 Union St Unit 240-1 Springfield, MA	2.0	1.0	1200	$1,775	$1.48	45d	1	0.57mi
38 Greenacre Sq Unit 3 Springfield, MA	2.0	1.0	900	$1,700	$1.89	45d	1	0.60mi
38 Greenacre Sq Unit 2 Springfield, MA	2.0	1.0	900	$1,900	$2.11	22d	1	0.60mi
37 Chase Ave Unit 2nd Floor Springfield, MA	2.0	1.0	1000	$1,700	$1.70	45d	1	0.62mi
101 Mulberry St #519 Springfield, MA	2.0	1.0	840	$1,700	$2.02	22d	1	0.63mi
98 Forest Park Ave Unit 1 Springfield, MA	3.0	1.5	1500	$2,300	$1.53	45d	1	0.64mi
186 Belmont Ave Unit 186-4R Springfield, MA	3.0	1.0	910	$1,300	$1.43	45d	1	0.65mi
228 Belmont Ave Unit 2R Springfield, MA	3.0	1.0	1344	$2,000	$1.49	45d	1	0.72mi
52 Warner St Springfield, MA	1.0	1.0	900	$1,500	$1.67	15d	1	0.73mi
62 Warner St Unit 3R Springfield, MA	1.0	1.0	—	$1,375	—	45d	1	0.74mi
70 Chestnut St Springfield, MA	1.0	1.0	572	$1,344	$2.35	13d	2	0.76mi
77 Chester St Unit 77 Springfield, MA	2.0	1.0	900	$1,670	$1.86	45d	1	0.76mi
122 Chestnut St Springfield, MA	2.0	1.0	867	$1,899	$2.19	11d	6	0.83mi

Listing history 19 events

1. 2026-06-18
   days on market $750,000 Active 456 DOM
2. 2026-06-17
   days on market $750,000 Active 455 DOM
3. 2026-06-16
   days on market $750,000 Active 454 DOM
4. 2026-06-15
   days on market $750,000 Active 453 DOM
5. 2026-06-14
   days on market $750,000 Active 451 DOM
6. 2026-06-13
   days on market $750,000 Active 450 DOM
7. 2026-06-10
   days on market $750,000 Active 448 DOM
8. 2026-06-09
   days on market $750,000 Active 447 DOM
9. 2026-06-08
   days on market $750,000 Active 446 DOM
10. 2026-06-07
    days on market $750,000 Active 445 DOM
11. 2026-06-05
    days on market $750,000 Active 442 DOM
12. 2026-06-03
    days on market $750,000 Active 441 DOM
13. 2026-06-02
    days on market $750,000 Active 440 DOM
14. 2026-06-01
    days on market $750,000 Active 439 DOM
15. 2026-05-31
    days on market $750,000 Active 438 DOM
16. 2026-05-30
    days on market $750,000 Active 437 DOM
17. 2026-04-15
    price $750,000
18. 2025-09-25
    price $780,000
19. 2025-03-19
    listed $800,000 New

ⓘ 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: $113,100
• − Mortgage interest: −$42,012
• − Property taxes: −$11,250
• − Insurance: −$3,750
• − Repairs & maintenance: −$9,048
• − Management: −$9,048
• − Depreciation: −$21,818
• Taxable income: $16,174
• Est. tax owed @ 24.0%: −$3,882
• After-tax cash flow: $23,270/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

Fair 45/100 Moderate rehab

This multi-family property requires moderate renovations to improve its condition and increase its value. Exterior and interior paint, flooring, and kitchen and bathroom updates are needed to make it move-in ready.

Repairs flagged

• Major exterior paint — Peeling paint on brick
• Major interior paint — Discoloration on walls
• Minor flooring — Some wear on carpet
• Major kitchen appliances — Worn counters and basic appliances
• Minor bathroom fixtures — Basic fixtures with some wear

Value-add opportunities

• Both exterior paint — Enhances curb appeal and resale value
• Both interior paint — Improves living space and rental appeal
• Both flooring — Enhances living space and rental appeal
• Both kitchen appliances — Modernizes space and attracts buyers
• Both bathroom fixtures — Modernizes space and attracts buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior paint · Peeling paint on brick	Major	$15,000–50,000
interior paint · Discoloration on walls	Major	$15,000–50,000
flooring · Some wear on carpet	Minor	$500–3,000
kitchen appliances · Worn counters and basic appliances	Major	$15,000–50,000
bathroom fixtures · Basic fixtures with some wear	Minor	$500–3,000
Total estimated repair cost · 5 items		$46,000–156,000

Value-add ROI direction

• Both exterior paint — Enhances curb appeal and resale value ↑
• Both interior paint — Improves living space and rental appeal ↑
• Both flooring — Enhances living space and rental appeal ↑
• Both kitchen appliances — Modernizes space and attracts buyers ↑
• Both bathroom fixtures — Modernizes space and attracts 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
• City population: 61,006
• Population (ZIP): 14,059

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 0.68)
• Race & ethnicity: White 41% Hispanic / Latino 33% Black 20% Two or more races 14% Asian 4%
• Hispanic origin (detail): Puerto Rican 29% Dominican 2%
• Common ancestry: Lithuanian 8% Romanian 4% Russian 1%
• Foreign-born: 7% · Canada
• Languages at home: 72% English-only · Spanish 24% Other Indo-European 1% Vietnamese 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: ▼ -154.94%
• Current HPI: 349.652
• 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

-6.2% since first listed

3 events — show timeline

• 2026-04-15 Price Changed $750,000 MLS PIN
• 2025-09-25 Price Changed $780,000 MLS PIN
• 2025-03-19 Listed $800,000 MLS PIN