868 Southampton Rd #43 · Westfield, MA 01085

$97,900

2 bd · 1.0 ba · 672 sqft · Manufactured · 28 Days on market

Built 1973 Fair condition 2,178 sqft lot Est $86k · 14% over $430/mo HOA · 25% of rent

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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 +26.3/30.0
• 1% rule +10.0/10.0
• DSCR +8.9/10.0
• Rent growth +4.1/5.0
• Livability +3.7/5.0
• Schools +3.3/10.0
• Condition / age +2.2/5.0
• ARV discount +1.3/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

You'll love the wooded, brook-side views offered by this charming, newly renovated mobile home in north Westfield. This 2 bedroom, 1 bathroom home with a carport gives you a cozy space to be your own. Wake up each morning to awe-inspiring sunrises and drift off to sleep each night with the tranquil sounds of nature. It's situated in a clean/quiet nice community.Lot Fee=$387 Covers Tax, Water, Sewer, Plowing, and Trash removal. $100 Refundable HOA fee required. Application attached to listing.

Key facts

• Gas cooking
• Updated flooring
• Spacious living room

Tags

• SPACIOUS LIVING ROOM
• OVERSIZED EAT-IN KITCHEN
• AMPLE CABINET STORAGE
• GAS COOKING
• UPDATED FLOORING
• TASTEFULLY RENOVATED BATHROOM

Property features AI

Finance

• HOA & community: Homeowners association membership required; Association fee approximately $430; Community offers public transportation, shopping, parks, walk/jog trails, highway access, and nearby public school

Exterior

• Parking: 1-car garage; 1 covered space (carport); Open/off-street parking available; Driveway; Total of 2 parking spaces
• Utilities: Public water; Public sewer; Electric service with circuit breakers and 100 amp service; Gas hookup for range; Electric dryer hookup; Washer hookup
• Home design: Mobile home; Gray exterior; Single-story structure
• Construction: Modular construction; Irregular foundation; Year built (owner reported, actual)
• Exterior features: Shingle roof; Zero lot line; Cleared lot; Gentle sloping; Waterfront on a creek; Paved road frontage; Private road

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: No bedroom-level details provided
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning; Heating and cooling present
• Interior features: Insulated windows; Total of 4 rooms
• Laundry & utility: Washer; Washer/Dryer; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $98k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $252 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $98k).
• Recommended offer: $96k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 3.7% in Westfield — 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 (#103 in MA) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A, crime A-; Watch: commute C-, cost of living C-, amenities F.
• Westfield (suburban): math 29% / reading 45% proficiency, ranked #216 of 302 in MA (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.5%/yr); 52 active listings in the ZIP; solid renter incomes; 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 $677 of loan paydown is wiped out by about $3k 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 + 6.5% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $40k; list at $98k implies a 142% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.

Recommended offer $96,431 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.76% ✓
• Cap rate: 9.38%
• Cash-on-cash: 11.02%
• DSCR: 1.49
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $86,016
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
868 Southampton Rd #54	0.00mi	1/1.0 (-1)	644 (-4%)	1mo	$94,900	$147	87
868 Southampton Rd #76	0.00mi	2/1.0	684 (+2%)	13mo	$129,900	$190	86
868 Southampton Rd Lot 12	0.00mi	2/1.0	720 (+7%)	10mo	$60,000	$83	80
868 Southampton Rd #18	0.00mi	3/1.0 (+1)	720 (+7%)	6mo	$67,500	$94	78
868 Southampton Rd #6	0.00mi	2/1.0	600 (-11%)	18mo	$76,900	$128	67

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 · 6.46% rent growth · sell at horizon

5-year hold

• IRR: 5.9%
• Equity multiple: 1.24×
• Total profit: $6,645
• Equity at exit: $14,597

10-year hold

• IRR: 19.3%
• Equity multiple: 3.00×
• Total profit: $54,890
• Equity at exit: $8,465

Cash invested: $27,412 (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 01085

• Rents YoY: 6.5%
• Active inventory: 52
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,719 medium
• Mortgage (P&I): −$513
• Tax est. 1.5%: −$122 /mo · $1,468/yr
• Insurance: −$41
• HOA: −$430
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $252

Break-even live

Break-even rent $1,401

Max offer price $97,900

Occupancy floor 80%

Sensitivity live

Price	-10% $319	-5% $285	+0% $252	+5% $218	+10% $184
Rent	-10% $116	-5% $184	+0% $252	+5% $320	+10% $387
Rate	-1.0pp $301	-0.5pp $277	base $252	+0.5pp $226	+1.0pp $200

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: $24,475
• Closing costs: $2,937
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $430 · $5,160/yr
• Likely covers: watersewertrash

Listing history 17 events

1. 2026-06-18
   days on market $97,900 Active 28 DOM
2. 2026-06-17
   days on market $97,900 Active 27 DOM
3. 2026-06-16
   days on market $97,900 Active 26 DOM
4. 2026-06-15
   days on market $97,900 Active 25 DOM
5. 2026-06-14
   days on market $97,900 Active 23 DOM
6. 2026-06-10
   days on market $97,900 Active 20 DOM
7. 2026-06-09
   days on market $97,900 Active 19 DOM
8. 2026-06-08
   days on market $97,900 Active 18 DOM
9. 2026-06-07
   days on market $97,900 Active 17 DOM
10. 2026-06-03
    days on market $97,900 Active 13 DOM
11. 2026-06-02
    days on market $97,900 Active 12 DOM
12. 2026-06-01
    days on market $97,900 Active 11 DOM
13. 2026-05-31
    days on market $97,900 Active 10 DOM
14. 2026-05-30
    days on market $97,900 Active 9 DOM
15. 2026-05-21
    listed $97,900 New
16. 2020-07-07
    soldstatus $40,500 497-char remark

    Show marketing remark (497 chars)

    You'll love the wooded, brook-side views offered by this charming, newly renovated mobile home in north Westfield. This 2 bedroom, 1 bathroom home with a carport gives you a cozy space to be your own. Wake up each morning to awe-inspiring sunrises and drift off to sleep each night with the tranquil sounds of nature. It's situated in a clean/quiet nice community.Lot Fee=$387 Covers Tax, Water, Sewer, Plowing, and Trash removal. $100 Refundable HOA fee required. Application attached to listing.

17. 2020-06-10
    listed $42,900 497-char remark

    Show marketing remark (497 chars)

    You'll love the wooded, brook-side views offered by this charming, newly renovated mobile home in north Westfield. This 2 bedroom, 1 bathroom home with a carport gives you a cozy space to be your own. Wake up each morning to awe-inspiring sunrises and drift off to sleep each night with the tranquil sounds of nature. It's situated in a clean/quiet nice community.Lot Fee=$387 Covers Tax, Water, Sewer, Plowing, and Trash removal. $100 Refundable HOA fee required. Application attached to listing.

ⓘ 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

• 🌡 Heat 4/10 Moderate
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,631
• − Mortgage interest: −$5,484
• − Property taxes: −$1,468
• − Insurance: −$490
• − Repairs & maintenance: −$1,650
• − Management: −$1,650
• − HOA: −$5,160
• − Depreciation: −$2,848
• Taxable income: $1,880
• Est. tax owed @ 24.0%: −$451
• After-tax cash flow: $2,568/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 mobile home requires moderate repairs and maintenance, with average condition overall. Upgrades to the interior and exterior can significantly enhance its value.

Repairs flagged

• Minor carport roof — leaves and debris
• Minor kitchen backsplash — dirt and stains
• Minor bathroom flooring — scratches and stains

Value-add opportunities

• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics
• Both replace kitchen backsplash — new backsplash improves functionality and appearance
• Both repair carport roof — new roof prevents water damage and enhances curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
carport roof · leaves and debris	Minor	$500–3,000
kitchen backsplash · dirt and stains	Minor	$500–3,000
bathroom flooring · scratches and stains	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics ↑
• Both replace kitchen backsplash — new backsplash improves functionality and appearance ↑
• Both repair carport roof — new roof prevents water damage and enhances curb appeal ↑

ⓘ 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: Westfield
• NCES district ID: 2512630
• Math proficiency: 29% ▼ -14.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $57,859
• Composite: 32.69/100
• National rank: #5648
• State rank: #216 of 302 in MA

Livability — Westfield

• Score: 73/100
• State rank: #103
• US rank: #5343

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westfield, MA
• County: Hampden County · 230,965 people
• City population: 41,102
• Metro: Springfield, MA
• Population (ZIP): 41,102
• Household income: $88,728
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 1029.0

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 10% Two or more races 6% Asian 4%
• Hispanic origin (detail): Puerto Rican 9%
• Common ancestry: Romanian 11% Lithuanian 9% Scotch-Irish 3%
• Foreign-born: 10% · Canada, China
• Languages at home: 84% English-only · Spanish 5% Russian/Polish/Slavic 5% Other Indo-European 3%

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: ▼ -297.65%
• Current HPI: 256.772
• Rent YoY: ▲ 6.46%
• 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

+128.2% since first listed

3 events — show timeline

• 2026-05-21 Listed $97,900 MLS PIN
• 2020-07-07 Sold (MLS) $40,500 MLS PIN
• 2020-06-10 Listed $42,900 MLS PIN