850-852 Sumner Ave · Springfield, MA 01108

$419,000

6 bd · 3.0 ba · 2,935 sqft · MultiFamily · 7 Days on market

Built 1923 5,846 sqft lot Est $405k · at est.

---

Why this score? — see what drove the D 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 +16.0/30.0
• ARV discount +5.9/15.0
• DSCR +5.0/10.0
• 1% rule +4.4/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• 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

Well-maintained 2-family offering strong owner-occupant or investment potential. This versatile property features two spacious floors, each providing 3 bedrooms and comfortable living areas. The first-floor unit also has a bonus room, perfect for a home office or den. Adding to the property's flexibility, the basement features three finished rooms that can be utilized for recreation or bedrooms. You will also find another full bathroom. A two-car garage provides convenient parking and additional storage options. Whether you're looking to generate rental income, live on one floor while renting the other, or expand your investment portfolio, this multi-family property offers plenty of possib

Key facts

• Finished rooms
• Bonus room
• Two car garage

Tags

• BONUS ROOM
• FINISHED ROOMS
• TWO CAR GARAGE
• SEPARATED UTILITIES
• LOCAL AMENITIES

Property features AI

Finance

• HOA & community: Access to public transportation, shopping, parks, walk/jog trails, bike path, tennis courts, laundromat, highway access, sidewalks, and nearby houses of worship

Exterior

• Parking: 2-car garage (covered spaces: 2); 6 open parking spaces; Total 8 parking spaces; Off-street parking
• Utilities: Public water; Public sewer; Electric with circuit breakers and 100 Amp service; Wiring for electric range and electric oven; Washer hookup available
• Home design: Two-family (2 units, up/down); 2 stories
• Construction: Frame construction; Block foundation; Shingle roof; Built (per public records)
• Exterior features: Porch; Level lot; Paved road frontage on a public, publicly maintained road; Paved drive

Interior

• Kitchen: Range; Dishwasher; Garbage disposal; Microwave; Refrigerator; Stone/granite/solid countertops
• Bedrooms: Unit 1: 1 level; Unit 2: 1 level
• Flooring: Vinyl; Hardwood; Tile; Stone/ceramic tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Hot water heating (oil and natural gas); Two heating units; Window air conditioning units
• Interior features: Storage; Stone, granite, or solid counters; Remodeled; Living room; Dining room; Kitchen; Office/den; Bathroom with tub and shower; Two wood-burning fireplaces (total)
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.5-bath units multifamily listed at $419k.

Deal economics

• At list price, monthly cash flow is $211 ($3k/yr) — positive. Per door: $105/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $393k (6.2% below list).
• Recommended offer: $393k (6.2% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 5.1% 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: 43 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 453 units permitted in Hampden County in 2024 (116 in 5+ unit buildings).
• At $3,932/mo this rent would consume 93% of the median local household income ($51k/yr) (locally 2272% 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 $13k 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 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $393,200 (6.2% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.94% ✗
• Cap rate: 6.90%
• Cash-on-cash: 2.15%
• DSCR: 1.10
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $405,030
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
854-856 Sumner Ave	0.01mi	7/3.0 (+1)	3,236 (+10%)	2mo	$446,000	$138	76
61 Kimberly Ave	0.26mi	6/3.0	3,058 (+4%)	8mo	$360,000	$118	74
8-10 Brunswick St	0.14mi	6/2.0	2,695 (-8%)	7mo	$450,000	$167	70
22 Eleanor Rd	0.48mi	6/2.0	2,816 (-4%)	3mo	$388,000	$138	64
12 Prescott St	0.28mi	6/3.0	3,312 (+13%)	6mo	$440,000	$133	61
11-15 Groveland St	0.69mi	6/2.0	2,902 (-1%)	4mo	$319,000	$110	59
61-63 Eloise St	0.49mi	6/3.0	2,624 (-11%)	1mo	$430,000	$164	59
78-80 Johnson St	0.74mi	6/3.0	2,987 (+2%)	8mo	$200,000	$67	56
1083-1085 Sumner Ave	0.44mi	6/2.0	2,504 (-15%)	7mo	$487,000	$194	45
134-136 Woodlawn St	0.56mi	7/3.0 (+1)	3,316 (+13%)	3mo	$450,000	$136	45
32-34 Somerset St	0.72mi	7/3.0 (+1)	3,142 (+7%)	7mo	$490,000	$156	44
116-118 Johnson St	0.67mi	6/2.0	2,590 (-12%)	8mo	$425,000	$164	38

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: -12.9%
• Equity multiple: 0.54×
• Total profit: $-54,419
• Equity at exit: $62,474

10-year hold

• IRR: -3.8%
• Equity multiple: 0.75×
• Total profit: $-29,869
• Equity at exit: $36,227

Cash invested: $117,320 (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 01108

• Home prices YoY: -23.0%
• Active inventory: 43
• Price-to-rent: 17.8×

Monthly cashflow live

• Estimated rent: $3,932 high
• Mortgage (P&I): −$2,197
• Tax est. 1.5%: −$524 /mo · $6,285/yr
• Insurance: −$175
• HOA: −$0
• Vacancy / Maint / Mgmt: −$826
• Net cashflow: $211

Break-even live

Break-even rent $3,665

Max offer price $419,000

Occupancy floor 90%

Sensitivity live

Price	-10% $500	-5% $355	+0% $211	+5% $66	+10% $-79
Rent	-10% $-100	-5% $55	+0% $211	+5% $366	+10% $521
Rate	-1.0pp $422	-0.5pp $317	base $211	+0.5pp $102	+1.0pp $-8

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$3,932
Total (2 units)			$3,932

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: $104,750
• Closing costs: $12,570
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Wigwam Pl Springfield, MA	5.0	2.0	2000	$2,800	$1.40	45d	1	1.12mi
296 Hancock St Springfield, MA	6.0	2.0	2000	$2,900	$1.45	45d	1	1.38mi

Listing history 7 events

1. 2026-06-18
   days on market $419,000 Active 7 DOM
2. 2026-06-17
   days on market $419,000 Active 6 DOM
3. 2026-06-16
   days on market $419,000 Active 5 DOM
4. 2026-06-15
   statusdays on market $419,000 Active 4 DOM
5. 2026-06-14
   days on market $419,000 New 2 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $419,000 New 1 DOM

ⓘ 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: $47,184
• − Mortgage interest: −$23,471
• − Property taxes: −$6,285
• − Insurance: −$2,095
• − Repairs & maintenance: −$3,775
• − Management: −$3,775
• − Depreciation: −$12,189
• Taxable loss: −$4,405
• Est. tax savings @ 24.0%: +$1,057
• After-tax cash flow: $3,585/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: 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
• County: Hampden County · 230,965 people
• City population: 61,006
• Metro: Springfield, MA
• Population (ZIP): 27,405
• Household income: $50,661
• Rent vs Own: 54.9% rent · 45.1% own
• Severe rent burden: 2272.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: Hispanic / Latino 41% White 31% Two or more races 20% Black 19% Asian 7%
• Hispanic origin (detail): Puerto Rican 30% Dominican 7%
• Common ancestry: Lithuanian 3% Romanian 1% Hispanic 1%
• Foreign-born: 16% · Canada, Vietnam, India
• Languages at home: 60% English-only · Spanish 26% Vietnamese 4% Other Indo-European 4%

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: ▼ -96.40%
• Current HPI: 322.6677
• 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

1 event — show timeline

• 2026-06-11 Listed $419,000 MLS PIN