1246 Granby Rd #66 · Chicopee, MA 01020

$59,000

2 bd · 1.0 ba · 700 sqft · Manufactured · 162 Days on market

Built 1973 Poor condition 2,000 sqft lot $84/sqft · 17% below area Est $71k · 17% under $350/mo HOA · 20% of rent

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE DROP - Located at 1246 Granby Road U:66 in the vibrant city of Chicopee, Massachusetts, this mobile home offers an opportunity to embrace comfortable living. OWN - Don't Rent. One-level living for your comfort. Total INTERIOR Remodel needed. Within the 700 square feet of living area, discover a layout designed for ease and efficiency. This property provides an intimate space where you can create your own sanctuary. Easy to Show. Easy to Buy. Pets allowed. WiFi available. Westover Mobile Home Community awaits you. Bring your remodeling ideas to make this mobile home shine once again.

Key facts

• One-level living
• Pets allowed
• Wifi available

Tags

• ONE-LEVEL LIVING
• PETS ALLOWED
• WIFI AVAILABLE
• WESTOVER MOBILE HOME COMMUNITY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $59k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $655 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $59k).
• Recommended offer: $52k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.6% vs local median 4.6% in Chicopee — 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 76/100 on livability (#66 in MA, #3,658 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: employment D+, schools D, crime F.
• Chicopee (suburban): math 20% / reading 33% proficiency, ranked #270 of 302 in MA (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 20 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).
• This rent runs 33% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $408 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $50k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $51,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 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 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 3.03% ✓
• Cap rate: 19.61%
• Cash-on-cash: 47.58%
• DSCR: 3.12
• GRM: 2.7

CMA / ARV

• ARV (median comp): $70,950
• List price: $59,000
• Delta: -16.84%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 45.2%
• Equity multiple: 2.96×
• Total profit: $32,398
• Equity at exit: $8,797

10-year hold

• IRR: 51.1%
• Equity multiple: 6.02×
• Total profit: $82,912
• Equity at exit: $5,101

Cash invested: $16,520 (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 01020

• Home prices YoY: -34.5%
• Active inventory: 20
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,788 medium
• Mortgage (P&I): −$309
• Tax est. 1.5%: −$74 /mo · $885/yr
• Insurance: −$25
• HOA: −$350
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $655

Break-even live

Break-even rent $959

Max offer price $59,000

Occupancy floor 58%

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 Dale St Apt 3 Chicopee, MA	3.0	1.0	600	$1,695	$2.83	43d	1	0.66mi
510 McKinstry Ave Apt 9 Chicopee, MA	1.0	1.0	400	$1,450	$3.62	13d	1	1.03mi

HOA detail

• Monthly dues: $350 · $4,200/yr
• Likely covers: internet

Listing history 25 events

1. 2026-06-18
   days on market $59,000 Active 162 DOM
2. 2026-06-17
   days on market $59,000 Active 161 DOM
3. 2026-06-16
   days on market $59,000 Active 160 DOM
4. 2026-06-15
   days on market $59,000 Active 159 DOM
5. 2026-06-14
   days on market $59,000 Active 157 DOM
6. 2026-06-13
   statusdays on market $59,000 Active 156 DOM
7. 2026-06-10
   days on market $59,000 Price Changed 154 DOM
8. 2026-06-09
   pricestatusdays on market $59,000 Price Changed 153 DOM
9. 2026-06-08
   days on market $59,300 Active 152 DOM
10. 2026-06-07
    days on market $59,300 Active 151 DOM
11. 2026-06-03
    days on market $59,300 Active 147 DOM
12. 2026-06-02
    days on market $59,300 Active 146 DOM
13. 2026-06-01
    statusdays on market $59,300 Active 145 DOM
14. 2026-05-31
    days on market $59,300 Price Changed 144 DOM
15. 2026-05-30
    days on market $59,300 Price Changed 143 DOM
16. 2026-05-07
    price $59,500 595-char remark

    Show marketing remark (595 chars)

    PRICE DROP - Located at 1246 Granby Road U:66 in the vibrant city of Chicopee, Massachusetts, this mobile home offers an opportunity to embrace comfortable living. OWN - Don't Rent. One-level living for your comfort. Total INTERIOR Remodel needed. Within the 700 square feet of living area, discover a layout designed for ease and efficiency. This property provides an intimate space where you can create your own sanctuary. Easy to Show. Easy to Buy. Pets allowed. WiFi available. Westover Mobile Home Community awaits you. Bring your remodeling ideas to make this mobile home shine once again.

17. 2026-04-29
    price $59,700 595-char remark

    Show marketing remark (595 chars)

    PRICE DROP - Located at 1246 Granby Road U:66 in the vibrant city of Chicopee, Massachusetts, this mobile home offers an opportunity to embrace comfortable living. OWN - Don't Rent. One-level living for your comfort. Total INTERIOR Remodel needed. Within the 700 square feet of living area, discover a layout designed for ease and efficiency. This property provides an intimate space where you can create your own sanctuary. Easy to Show. Easy to Buy. Pets allowed. WiFi available. Westover Mobile Home Community awaits you. Bring your remodeling ideas to make this mobile home shine once again.

18. 2026-04-07
    price $59,800 595-char remark

    Show marketing remark (595 chars)

    PRICE DROP - Located at 1246 Granby Road U:66 in the vibrant city of Chicopee, Massachusetts, this mobile home offers an opportunity to embrace comfortable living. OWN - Don't Rent. One-level living for your comfort. Total INTERIOR Remodel needed. Within the 700 square feet of living area, discover a layout designed for ease and efficiency. This property provides an intimate space where you can create your own sanctuary. Easy to Show. Easy to Buy. Pets allowed. WiFi available. Westover Mobile Home Community awaits you. Bring your remodeling ideas to make this mobile home shine once again.

19. 2026-03-15
    price $59,900 595-char remark

    Show marketing remark (595 chars)

    PRICE DROP - Located at 1246 Granby Road U:66 in the vibrant city of Chicopee, Massachusetts, this mobile home offers an opportunity to embrace comfortable living. OWN - Don't Rent. One-level living for your comfort. Total INTERIOR Remodel needed. Within the 700 square feet of living area, discover a layout designed for ease and efficiency. This property provides an intimate space where you can create your own sanctuary. Easy to Show. Easy to Buy. Pets allowed. WiFi available. Westover Mobile Home Community awaits you. Bring your remodeling ideas to make this mobile home shine once again.

20. 2026-02-09
    price $59,999 595-char remark

    Show marketing remark (595 chars)

    PRICE DROP - Located at 1246 Granby Road U:66 in the vibrant city of Chicopee, Massachusetts, this mobile home offers an opportunity to embrace comfortable living. OWN - Don't Rent. One-level living for your comfort. Total INTERIOR Remodel needed. Within the 700 square feet of living area, discover a layout designed for ease and efficiency. This property provides an intimate space where you can create your own sanctuary. Easy to Show. Easy to Buy. Pets allowed. WiFi available. Westover Mobile Home Community awaits you. Bring your remodeling ideas to make this mobile home shine once again.

21. 2026-01-07
    listed $60,000 New 595-char remark

    Show marketing remark (595 chars)

    PRICE DROP - Located at 1246 Granby Road U:66 in the vibrant city of Chicopee, Massachusetts, this mobile home offers an opportunity to embrace comfortable living. OWN - Don't Rent. One-level living for your comfort. Total INTERIOR Remodel needed. Within the 700 square feet of living area, discover a layout designed for ease and efficiency. This property provides an intimate space where you can create your own sanctuary. Easy to Show. Easy to Buy. Pets allowed. WiFi available. Westover Mobile Home Community awaits you. Bring your remodeling ideas to make this mobile home shine once again.

22. 2023-06-24
    historical 525-char remark

    Show marketing remark (525 chars)

    This mobile home is located in a quiet neighborhood and features a fenced yard and a porch. The home needs some work but has great potential for someone who wants to put in some sweat equity. The home has two bedrooms, one bathroom, and an open living area that flows into the kitchen. The kitchen has plenty of counter space and cabinets for storage. The home also has a laundry room with washer and dryer hookups. This mobile home has 3 off street parking spaces DO NOT SHOW UP WITHOUT AN APPOINTMENT AND KNOCK ON THE DOOR.

23. 2023-06-23
    soldstatus $50,000 Sold 525-char remark

    Show marketing remark (525 chars)

    This mobile home is located in a quiet neighborhood and features a fenced yard and a porch. The home needs some work but has great potential for someone who wants to put in some sweat equity. The home has two bedrooms, one bathroom, and an open living area that flows into the kitchen. The kitchen has plenty of counter space and cabinets for storage. The home also has a laundry room with washer and dryer hookups. This mobile home has 3 off street parking spaces DO NOT SHOW UP WITHOUT AN APPOINTMENT AND KNOCK ON THE DOOR.

24. 2023-06-09
    status Under Agreement 525-char remark

    Show marketing remark (525 chars)

    This mobile home is located in a quiet neighborhood and features a fenced yard and a porch. The home needs some work but has great potential for someone who wants to put in some sweat equity. The home has two bedrooms, one bathroom, and an open living area that flows into the kitchen. The kitchen has plenty of counter space and cabinets for storage. The home also has a laundry room with washer and dryer hookups. This mobile home has 3 off street parking spaces DO NOT SHOW UP WITHOUT AN APPOINTMENT AND KNOCK ON THE DOOR.

25. 2023-04-23
    listed $53,000 New 525-char remark

    Show marketing remark (525 chars)

    This mobile home is located in a quiet neighborhood and features a fenced yard and a porch. The home needs some work but has great potential for someone who wants to put in some sweat equity. The home has two bedrooms, one bathroom, and an open living area that flows into the kitchen. The kitchen has plenty of counter space and cabinets for storage. The home also has a laundry room with washer and dryer hookups. This mobile home has 3 off street parking spaces DO NOT SHOW UP WITHOUT AN APPOINTMENT AND KNOCK ON THE DOOR.

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,459
• − Mortgage interest: −$3,305
• − Property taxes: −$885
• − Insurance: −$295
• − Repairs & maintenance: −$1,717
• − Management: −$1,717
• − HOA: −$4,200
• − Depreciation: −$1,716
• Taxable income: $7,624
• Est. tax owed @ 24.0%: −$1,830
• After-tax cash flow: $6,030/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 · 9 photos

Poor 20/100 Extensive rehab

This mobile home requires extensive repairs and updates to bring it up to a livable condition. Significant structural and aesthetic improvements are needed to increase its resale and rental value.

Repairs flagged

• Major Boarded-up windows — Structural damage
• Major Weathered siding — Structural damage
• Major Worn carpet — Safety hazard
• Major Worn cabinets — Safety hazard
• Major Worn fixtures — Safety hazard

Value-add opportunities

• Both New siding — Enhances curb appeal and value
• Both New windows — Enhances curb appeal and value
• Both New flooring — Enhances comfort and value
• Both New cabinets — Enhances functionality and value
• Both New fixtures — Enhances functionality and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Boarded-up windows · Structural damage	Major	$15,000–50,000
Weathered siding · Structural damage	Major	$15,000–50,000
Worn carpet · Safety hazard	Major	$15,000–50,000
Worn cabinets · Safety hazard	Major	$15,000–50,000
Worn fixtures · Safety hazard	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both New siding — Enhances curb appeal and value ↑
• Both New windows — Enhances curb appeal and value ↑
• Both New flooring — Enhances comfort and value ↑
• Both New cabinets — Enhances functionality and value ↑
• Both New fixtures — Enhances functionality and 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: Chicopee
• NCES district ID: 2503660
• Math proficiency: 20% ▼ -22.00%
• Reading proficiency: 33% ▼ -10.00%
• Median HH income: $46,414
• Composite: 22.91/100
• National rank: #7997
• State rank: #270 of 302 in MA

Livability — Chicopee

• Score: 76/100
• State rank: #66
• US rank: #3658

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chicopee, MA
• County: Hampden County · 230,965 people
• City population: 53,451
• Metro: Springfield, MA
• Population (ZIP): 30,167
• Household income: $66,009
• Rent vs Own: 41.6% rent · 58.4% own
• Severe rent burden: 1153.0

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 (71%)
• Race & ethnicity: White 71% Hispanic / Latino 21% Two or more races 11% Black 4% Asian 2%
• Hispanic origin (detail): Puerto Rican 18% Dominican 2%
• Common ancestry: Romanian 15% Lithuanian 14% Scotch-Irish 2%
• Foreign-born: 9% · Canada
• Languages at home: 80% English-only · Spanish 11% Russian/Polish/Slavic 3% Other Asian/Pacific 2%

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: ▼ -150.25%
• Current HPI: 285.6119
• 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

+12.3% since first listed

10 events — show timeline

• 2026-05-07 Price Changed $59,500 MLS PIN
• 2026-04-29 Price Changed $59,700 MLS PIN
• 2026-04-07 Price Changed $59,800 MLS PIN
• 2026-03-15 Price Changed $59,900 MLS PIN
• 2026-02-09 Price Changed $59,999 MLS PIN
• 2026-01-07 Listed $60,000 MLS PIN
• 2023-06-24 Listing Removed — MLS PIN
• 2023-06-23 Sold (MLS) $50,000 MLS PIN
• 2023-06-09 Pending — MLS PIN
• 2023-04-23 Listed $53,000 MLS PIN