242 H St · Belchertown, MA 01007

$125,000

2 bd · 1.0 ba · 700 sqft · Manufactured · 129 Days on market

Built 1980 Fair condition $332/mo HOA · 16% of rent ↓ 11% since listing

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Why this score? — see what drove the B- 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 +28.7/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in a desirable 55+ community, this well-maintained mobile home is a fantastic option for comfortable downsizing. Offering 700 square feet of thoughtfully designed living space, the open floor plan makes the home feel larger and more spacious than expected. Situated on the Springfield Street side of the park, the location provides easy access in and out of the community for added convenience.The home features a unique man-made rock front that adds curb appeal and sets it apart from others in the park. Inside, the primary bedroom offers generous space along with ample built-in storage. The home has been well cared for and can be sold partially furnished, making for an easy and seamless move. Efficient, inviting, and full of charm—this home is ready to be enjoyed.

Key facts

• Man-made rock front
• Built-in storage
• Garage

Tags

• MAN-MADE ROCK FRONT
• BUILT-IN STORAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $125k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 3.0% in Belchertown — 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 77/100 on livability (#56 in MA, #2,946 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime A; Watch: cost of living D+, amenities F.
• Belchertown (rural): math 35% / reading 49% proficiency, ranked #176 of 302 in MA (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: 55 active listings in the ZIP; solid renter incomes; 349 units permitted in Hampshire County in 2024 (185 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Hampshire 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 $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
7. 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.
8. 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: 1.63% ✓
• Cap rate: 10.31%
• Cash-on-cash: 14.33%
• DSCR: 1.64
• GRM: 5.1

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: 4.9%
• Equity multiple: 1.19×
• Total profit: $6,599
• Equity at exit: $18,638

10-year hold

• IRR: 14.4%
• Equity multiple: 2.17×
• Total profit: $40,978
• Equity at exit: $10,808

Cash invested: $35,000 (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 01007

• Home prices YoY: -28.1%
• Active inventory: 55
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,043 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$332
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $418

Break-even live

Break-even rent $1,514

Max offer price $125,000

Occupancy floor 75%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $332 · $3,984/yr

Listing history 17 events

1. 2026-06-18
   days on market $125,000 Active 129 DOM
2. 2026-06-17
   days on market $125,000 Active 128 DOM
3. 2026-06-16
   days on market $125,000 Active 127 DOM
4. 2026-06-15
   days on market $125,000 Active 126 DOM
5. 2026-06-14
   days on market $125,000 Active 124 DOM
6. 2026-06-10
   days on market $125,000 Active 121 DOM
7. 2026-06-09
   days on market $125,000 Active 120 DOM
8. 2026-06-08
   days on market $125,000 Active 119 DOM
9. 2026-06-07
   days on market $125,000 Active 118 DOM
10. 2026-06-05
    days on market $125,000 Active 115 DOM
11. 2026-06-03
    days on market $125,000 Active 114 DOM
12. 2026-06-02
    days on market $125,000 Active 113 DOM
13. 2026-06-01
    days on market $125,000 Active 112 DOM
14. 2026-05-31
    days on market $125,000 Active 111 DOM
15. 2026-05-30
    days on market $125,000 Active 110 DOM
16. 2026-04-27
    price $125,000 785-char remark

    Show marketing remark (785 chars)

    Located in a desirable 55+ community, this well-maintained mobile home is a fantastic option for comfortable downsizing. Offering 700 square feet of thoughtfully designed living space, the open floor plan makes the home feel larger and more spacious than expected. Situated on the Springfield Street side of the park, the location provides easy access in and out of the community for added convenience.The home features a unique man-made rock front that adds curb appeal and sets it apart from others in the park. Inside, the primary bedroom offers generous space along with ample built-in storage. The home has been well cared for and can be sold partially furnished, making for an easy and seamless move. Efficient, inviting, and full of charm—this home is ready to be enjoyed.

17. 2026-02-09
    listed $140,000 New 785-char remark

    Show marketing remark (785 chars)

    Located in a desirable 55+ community, this well-maintained mobile home is a fantastic option for comfortable downsizing. Offering 700 square feet of thoughtfully designed living space, the open floor plan makes the home feel larger and more spacious than expected. Situated on the Springfield Street side of the park, the location provides easy access in and out of the community for added convenience.The home features a unique man-made rock front that adds curb appeal and sets it apart from others in the park. Inside, the primary bedroom offers generous space along with ample built-in storage. The home has been well cared for and can be sold partially furnished, making for an easy and seamless move. Efficient, inviting, and full of charm—this home is ready to be enjoyed.

ⓘ 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: $24,513
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,961
• − Management: −$1,961
• − HOA: −$3,984
• − Depreciation: −$3,636
• Taxable income: $3,469
• Est. tax owed @ 24.0%: −$833
• After-tax cash flow: $4,183/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 · 1 photo

Fair 45/100 Extensive rehab

This manufactured home requires extensive repairs and maintenance, including roof, driveway, foundation, siding, and landscaping. Significant structural and aesthetic issues need addressing to improve its value.

Repairs flagged

• Major roof — Significant damage with visible leaks and missing shingles.
• Major driveway — Large potholes and cracks.
• Major foundation — Visible cracks and settling.
• Major siding — Peeling and missing sections.
• Major landscaping — Bare patches and overgrown areas.
• Major driveway — Large potholes and cracks.
• Major foundation — Visible cracks and settling.
• Major siding — Peeling and missing sections.
• Major landscaping — Bare patches and overgrown areas.
• Major driveway — Large potholes and cracks.
• Major foundation — Visible cracks and settling.
• Major siding — Peeling and missing sections.
• Major landscaping — Bare patches and overgrown areas.

Value-add opportunities

• Both repair and replace roof — Fixing the roof will prevent further water damage and improve the home's appearance.
• Both repair and replace driveway — A repaired driveway will improve the home's curb appeal and functionality.
• Both repair and replace foundation — Stabilizing the foundation will prevent further structural damage and improve the home's value.
• Both repair and replace siding — A repaired and replaced siding will improve the home's appearance and energy efficiency.
• Both repair and replace landscaping — A well-maintained landscape will improve the home's curb appeal and increase its value.
• Both repair and replace driveway — A repaired driveway will improve the home's curb appeal and functionality.
• Both repair and replace foundation — Stabilizing the foundation will prevent further structural damage and improve the home's value.
• Both repair and replace siding — A repaired and replaced siding will improve the home's appearance and energy efficiency.
• Both repair and replace landscaping — A well-maintained landscape will improve the home's curb appeal and increase its value.
• Both repair and replace driveway — A repaired driveway will improve the home's curb appeal and functionality.
• Both repair and replace foundation — Stabilizing the foundation will prevent further structural damage and improve the home's value.
• Both repair and replace siding — A repaired and replaced siding will improve the home's appearance and energy efficiency.
• Both repair and replace landscaping — A well-maintained landscape will improve the home's curb appeal and increase its value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant damage with visible leaks and missing shingles.	Major	$15,000–50,000
driveway · Large potholes and cracks.	Major	$15,000–50,000
foundation · Visible cracks and settling.	Major	$15,000–50,000
siding · Peeling and missing sections.	Major	$15,000–50,000
landscaping · Bare patches and overgrown areas.	Major	$15,000–50,000
driveway · Large potholes and cracks.	Major	$15,000–50,000
foundation · Visible cracks and settling.	Major	$15,000–50,000
siding · Peeling and missing sections.	Major	$15,000–50,000
landscaping · Bare patches and overgrown areas.	Major	$15,000–50,000
driveway · Large potholes and cracks.	Major	$15,000–50,000
foundation · Visible cracks and settling.	Major	$15,000–50,000
siding · Peeling and missing sections.	Major	$15,000–50,000
landscaping · Bare patches and overgrown areas.	Major	$15,000–50,000
Total estimated repair cost · 13 items		$195,000–650,000

Value-add ROI direction

• Both repair and replace roof — Fixing the roof will prevent further water damage and improve the home's appearance. ↑
• Both repair and replace driveway — A repaired driveway will improve the home's curb appeal and functionality. ↑
• Both repair and replace foundation — Stabilizing the foundation will prevent further structural damage and improve the home's value. ↑
• Both repair and replace siding — A repaired and replaced siding will improve the home's appearance and energy efficiency. ↑
• Both repair and replace landscaping — A well-maintained landscape will improve the home's curb appeal and increase its value. ↑
• Both repair and replace driveway — A repaired driveway will improve the home's curb appeal and functionality. ↑
• Both repair and replace foundation — Stabilizing the foundation will prevent further structural damage and improve the home's value. ↑
• Both repair and replace siding — A repaired and replaced siding will improve the home's appearance and energy efficiency. ↑
• Both repair and replace landscaping — A well-maintained landscape will improve the home's curb appeal and increase its value. ↑
• Both repair and replace driveway — A repaired driveway will improve the home's curb appeal and functionality. ↑
• Both repair and replace foundation — Stabilizing the foundation will prevent further structural damage and improve the home's value. ↑
• Both repair and replace siding — A repaired and replaced siding will improve the home's appearance and energy efficiency. ↑
• Both repair and replace landscaping — A well-maintained landscape will improve the home's curb appeal and increase its value. ↑

ⓘ 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: Belchertown
• NCES district ID: 2502430
• Math proficiency: 35% ▼ -9.00%
• Reading proficiency: 49% ▲ 2.00%
• Median HH income: $77,349
• Composite: 38.71/100
• National rank: #4136
• State rank: #176 of 302 in MA

Livability — Belchertown

• Score: 77/100
• State rank: #56
• US rank: #2946

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Belchertown, MA
• County: Hampshire County · 76,035 people
• City population: 15,419
• Metro: Springfield, MA
• Population (ZIP): 15,419
• Household income: $108,125
• Rent vs Own: 13.1% rent · 86.9% own
• Severe rent burden: 191.0

Population outlook (Hampshire County) Hauer SSP2

• Today (2025): 166,577 people
• By 2030: 168,928 · +1.4%
• By 2040: 171,197 · +2.8%
• By 2050: 175,542 · +5.4%
• By 2075: 199,884 · +20.0%
• By 2100: 211,819 · +27.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 6% Two or more races 5% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Lithuanian 14% Romanian 14% Italian 3%
• Foreign-born: 5% · China, Canada
• Languages at home: 91% English-only · Spanish 4% French/Haitian/Cajun 2% Other Asian/Pacific 1%

Political lean MEDSL · Hampshire

• 2024 margin: Solid D (+41.9) · D 69.5% · R 27.6% · Other 2.9%
• 2008→2024 swing: -3.6pp toward R · 2008: 45.6pp · 2024: 41.9pp
• All cycles: 2024: D+41.9 2020: D+46.8 2016: D+39.5 2012: D+43.8 2008: D+45.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -107.42%
• Current HPI: 274.6244
• 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

-10.7% since first listed

2 events — show timeline

• 2026-04-27 Price Changed $125,000 MLS PIN
• 2026-02-09 Listed $140,000 MLS PIN