Top 10 Massachusetts Zillow Investment Listings Ranked by Cash-on-Cash Return
Ten Western Massachusetts rental listings from Zillow ranked by cash-on-cash return—Barre, Blandford, Chesterfield, and Chicopee with Realy metrics.
These ten listings were pulled from Western Massachusetts Zillow markets (Blandford, Barre, Chesterfield, Chester, Chicopee, Belchertown, Amherst) and ranked by cash-on-cash return (CoC) using Realy’s Chrome extension—highest CoC first.
Western MA delivers four positive CoC listings—mostly rural sub-$265K properties—while Chicopee and Amherst suburban homes trend negative under lean assumptions.
This is a screening list, not a buy list.
Calculation Assumptions Used
| Input | Setting |
|---|---|
| Down payment | 20% · Closing 1% · Rate 6.5% · 30Y fixed |
| Property taxes | 2% of sale value |
| Insurance, vacancy, maintenance, HOA | $0 (add your quotes) |
| Rent | Zillow Rent Zestimate |
At-a-Glance Ranking
| # | Address | Price | Beds/Baths | CoC | Cap Rate | Mo. CF | Rent/mo |
|---|---|---|---|---|---|---|---|
| 1 | 83 Main St | $150,000 | 7 / 2 | 95.8% | 26.2% | $2,516 | $3,524 |
| 2 | 933 Wauwinet Rd | $199,900 | 2 / 2 | 38.4% | 14.1% | $1,342 | $2,686 |
| 3 | 54 Bray Rd | $250,000 | 4 / 1 | 18.8% | 10.0% | $823 | $2,504 |
| 4 | 254 Route 20 | $264,900 | 3 / 2 | 18.6% | 10.0% | $863 | $2,644 |
| 5 | 52 Felix St | $295,000 | 2 / 2 | −2.9% | 5.5% | −$151 | $1,832 |
| 6 | 27 Bostwick Ln | $347,500 | 3 / 1 | −3.5% | 5.3% | −$215 | $2,121 |
| 7 | 132 Springfield Rd | $639,900 | 3 / 2 | −7.0% | 4.6% | −$780 | $3,522 |
| 8 | 195 Murphy Ln | $365,000 | 2 / 2 | −7.4% | 4.5% | −$472 | $1,982 |
| 9 | 246 Tolpa Cir | $450,000 | 3 / 2 | −10.0% | 4.0% | −$784 | $2,241 |
| 10 | 18 Plum Tree Rd | $550,000 | 2 / 2 | −12.9% | 3.4% | −$1,237 | $2,461 |
#1 — 83 Main St, Blandford MA 01008
Single family · 7 bed / 2 bath · 3,110 sqft · $150,000
| Metric | Value |
|---|---|
| Cash-on-cash | 95.8% |
| Cap rate | 26.2% |
| Monthly cash flow | $2,516 |
| Total cash down | $31,500 |
Why it ranks #1: $150K basis with $3,524/mo Rent Zestimate—Zestimate ~$306K vs. list.
Investor notes: Open house Wed 12–2pm. 7 bedrooms / 2 baths is an unusual floorplan—verify whether rent comps support full-house or roommate lease. Condition and renovation likely explain the gap.
#2 — 933 Wauwinet Rd, Barre MA 01005
Single family · 2 bed / 2 bath · 1,872 sqft · $199,900
| Metric | Value |
|---|---|
| Cash-on-cash | 38.4% |
| Cap rate | 14.1% |
| Monthly cash flow | $1,342 |
| Total cash down | $41,979 |
Investor notes: Zestimate ~$397K vs. $200K list—large discount signal. 1.59 acres. Diligence condition.
#3 — 54 Bray Rd, Chesterfield MA 01012
Single family · 4 bed / 1 bath · 945 sqft · $250,000
| Metric | Value |
|---|---|
| Cash-on-cash | 18.8% |
| Cap rate | 10.0% |
| Monthly cash flow | $823 |
Investor notes: 46 days on market. High rent/sqft ($2.65)—validate comps for small rural SFRs.
#4 — 254 Route 20, Chester MA 01011
Single family · 3 bed / 2 bath · 1,968 sqft · $264,900
| Metric | Value |
|---|---|
| Cash-on-cash | 18.6% |
| Cap rate | 10.0% |
| Monthly cash flow | $863 |
Investor notes: $5K price cut (Jun 22). Long DOM (244 days)—seller motivation signal.
#5 — 52 Felix St, Chicopee MA 01020
Single family · 2 bed / 2 bath · 1,261 sqft · $295,000
| Metric | Value |
|---|---|
| Cash-on-cash | −2.9% |
| Cap rate | 5.5% |
| Monthly cash flow | −$151 |
Investor notes: Brand-new listing. Showcase with 3D tour. Closest urban Chicopee entry to breakeven.
#6 — 27 Bostwick Ln, Chicopee MA 01020
Single family · 3 bed / 1 bath · 1,150 sqft · $347,500
| Metric | Value |
|---|---|
| Cash-on-cash | −3.5% |
| Cap rate | 5.3% |
| Monthly cash flow | −$215 |
Investor notes: Open house Sat 1–2:30pm.
#7 — 132 Springfield Rd, Belchertown MA 01007
Single family · 3 bed / 2 bath · 2,500 sqft · $639,900
| Metric | Value |
|---|---|
| Cash-on-cash | −7.0% |
| Cap rate | 4.6% |
| Monthly cash flow | −$780 |
Investor notes: 10.76-acre lot. Strong acreage but weak cash-flow math at list.
#8 — 195 Murphy Ln, Chicopee MA 01020
Single family · 2 bed / 2 bath · 1,884 sqft · $365,000
| Metric | Value |
|---|---|
| Cash-on-cash | −7.4% |
| Cap rate | 4.5% |
| Monthly cash flow | −$472 |
Investor notes: 2.64-acre cul-de-sac lot.
#9 — 246 Tolpa Cir, Chicopee MA 01020
Single family · 3 bed / 2 bath · 1,356 sqft · $450,000
| Metric | Value |
|---|---|
| Cash-on-cash | −10.0% |
| Cap rate | 4.0% |
| Monthly cash flow | −$784 |
#10 — 18 Plum Tree Rd, Amherst MA 01002
Single family · 2 bed / 2 bath · 1,681 sqft · $550,000
| Metric | Value |
|---|---|
| Cash-on-cash | −12.9% |
| Cap rate | 3.4% |
| Monthly cash flow | −$1,237 |
Investor notes: College-town Amherst premium—weak rent-to-price for investors.
Massachusetts Patterns
| Pattern | Takeaway |
|---|---|
| Rural sub-$265K wins | #1–4 positive CoC in Blandford / Barre / Chester |
| Zestimate gaps | #1 and #2 list well under automated value—condition risk |
| Chicopee cluster | #5–6 near breakeven; higher price points negative |
| vs. Pennsylvania | Compare PA top 10 |
Screen Massachusetts in Realy
- Install Realy
- Search western Massachusetts with max-price filters outside Boston metro
- Sort by cash-on-cash in the analyzer
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