133 Oak St · Holyoke, MA 01040

$369,900

7 bd · 3.0 ba · 2,438 sqft · MultiFamily public records · 6 Days on market

Built 1895 4,400 sqft lot Est $354k · at est.

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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 +28.6/30.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• ARV discount +5.4/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Must see this 3 family Great for investment or first time buyer. CALL TO SET YOUR SHOWING!!!

Key facts

• 4,400 sq ft lot
• Parking
• Built 1895

Property features AI

Finance

• Other: Building area approximately 2,438 above-grade finished area
• HOA & community: Community offers public transportation, shopping, tennis courts, parks, golf, medical facility, laundromat, conservation area, highway access, house of worship, private and public schools, T-station, university access, and sidewalks; Not a senior community

Exterior

• Parking: Off-street parking; 1 open parking space (1 total parking space)
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: 3-family property; 3 stories
• Construction: Frame construction; Brick/mortar foundation; Shingle roof; Originally built (year per public records)
• Exterior features: Enclosed porch/patio; Level lot; Paved public road frontage; Publicly maintained road

Interior

• Bathrooms: 3 full bathrooms
• Heating & cooling: 3 heating units
• Interior features: Living room; Kitchen; Laundry room; Insulated windows; Total of 14 rooms
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $370k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $405/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $370k).
• Cap rate 10.2% vs local median 5.3% in Holyoke — 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 62/100 on livability (#203 in MA) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+, housing B; Watch: schools F, crime F, amenities F.
• Holyoke (suburban): math 5% / reading 14% proficiency, ranked #302 of 302 in MA (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 43 active listings in the ZIP; 453 units permitted in Hampden County in 2024 (116 in 5+ unit buildings).
• At $4,592/mo this rent would consume 103% of the median local household income ($54k/yr) (locally 2404% 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 $11k 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 $104k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 30y 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 $170k; list at $370k implies a 118% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1895 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 23% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $369,900

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 1895 — 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 F-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. 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.
8. 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.
9. 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: 1.24% ✓
• Cap rate: 10.23%
• Cash-on-cash: 14.07%
• DSCR: 1.63
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $353,510
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
72-74 Linden St	0.03mi	6/3.5 (-1)	2,415 (-1%)	21mo	$320,000	$133	72
525-527 Pleasant St	0.33mi	6/3.0 (-1)	2,486 (+2%)	19mo	$470,000	$189	60
268-270 Sargeant St	0.69mi	6/2.0 (-1)	2,438 (0%)	4mo	$350,000	$144	56
443-445 Beech St	0.65mi	6/2.0 (-1)	2,612 (+7%)	5mo	$380,000	$145	45
120-122 Sycamore St	0.66mi	6/3.5 (-1)	2,576 (+6%)	10mo	$235,000	$91	45
48 Taylor St	0.45mi	7/2.0	2,690 (+10%)	19mo	$175,000	$65	42
3-5 Canby	0.58mi	6/4.0 (-1)	2,365 (-3%)	24mo	$384,000	$162	39
47 Taylor St	0.47mi	6/2.0 (-1)	2,164 (-11%)	20mo	$350,000	$162	34

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: 4.3%
• Equity multiple: 1.17×
• Total profit: $17,394
• Equity at exit: $55,153

10-year hold

• IRR: 13.8%
• Equity multiple: 2.11×
• Total profit: $114,675
• Equity at exit: $31,982

Cash invested: $103,572 (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 01040

• Home prices YoY: -33.2%
• Active inventory: 43
• Price-to-rent: 20.1×

Monthly cashflow live

• Estimated rent: $4,592 high
• Mortgage (P&I): −$1,940
• Tax from tax record: −$319 /mo · $3,831/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$964
• Net cashflow: $1,215

Break-even live

Break-even rent $3,055

Max offer price $369,900

Occupancy floor 69%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$4,593
Total (3 units)			$4,592

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: $92,475
• Closing costs: $11,097
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-18
   days on market $369,900 Active 6 DOM
2. 2026-06-17
   days on market $369,900 Active 5 DOM
3. 2026-06-16
   statusdays on market $369,900 Active 4 DOM
4. 2026-06-15
   days on market $369,900 New 3 DOM
5. 2026-06-14
   remarks 250-char remark
6. 2026-06-14
   listed $369,900 New 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MA · Partial reset (capped growth)

• Current annual tax: $3,831 · $319/mo
• Projected year-2 tax: $4,190 · $349/mo
• Expected delta: +$359/yr (+$30/mo · 9.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 5/10 Major 23% 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: $55,104
• − Mortgage interest: −$20,720
• − Property taxes: −$3,831
• − Insurance: −$1,850
• − Repairs & maintenance: −$4,408
• − Management: −$4,408
• − Depreciation: −$10,761
• Taxable income: $9,126
• Est. tax owed @ 24.0%: −$2,190
• After-tax cash flow: $12,384/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: Holyoke
• NCES district ID: 2506270
• Math proficiency: 5% ▼ -7.00%
• Reading proficiency: 14% ▼ -5.00%
• Median HH income: $35,495
• Composite: 7.79/100
• National rank: #9934
• State rank: #302 of 302 in MA

Livability — Holyoke

• Score: 62/100
• State rank: #203
• US rank: #16308

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Holyoke, MA
• County: Hampden County · 230,965 people
• City population: 37,813
• Metro: Springfield, MA
• Population (ZIP): 37,813
• Household income: $53,605
• Rent vs Own: 58.7% rent · 41.3% own
• Severe rent burden: 2404.0

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: Majority Hispanic (52%)
• Race & ethnicity: Hispanic / Latino 52% White 43% Two or more races 23% Black 2%
• Hispanic origin (detail): Puerto Rican 45% Dominican 2%
• Common ancestry: Lithuanian 5% Romanian 4% Slovak 1%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 58% English-only · Spanish 39% Russian/Polish/Slavic 1% French/Haitian/Cajun 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: ▼ -146.03%
• Current HPI: 293.93
• 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

+195.9% since first listed

15 events — show timeline

• 2026-06-12 Listed $369,900 MLS PIN
• 2004-07-30 Sold (Public Records) $169,999 Public Records
• 2004-07-30 Sold (Public Records) $169,999 Public Records
• 2004-06-30 Sold (MLS) $169,999 MLS PIN
• 2004-04-28 Listed $169,999 MLS PIN
• 2004-03-11 Sold (MLS) $99,900 MLS PIN
• 2001-12-27 Sold (Public Records) $98,000 Public Records
• 2001-07-18 Listed $99,900 MLS PIN
• 2001-06-01 Sold (Public Records) $35,000 Public Records
• 2001-05-30 Sold (MLS) $35,000 MLS PIN
• 2001-04-04 Listed $38,900 MLS PIN
• 1996-10-24 Sold (MLS) $39,600 MLS PIN
• 1996-05-13 Listed $39,600 MLS PIN
• 1996-02-08 Sold (Public Records) $48,450 Public Records
• 1990-01-25 Sold (Public Records) $125,000 Public Records

Property tax history

+4.4%/yr

Latest (2023): $3,831 · -0.4% YoY. Source: county tax records.