Rental numbers for ZIP 01035 (Hadley, MA)
Cash-flow positive at today's 7.78% investor rate with 25% down: about $402 a month on the typical home.
- Gross yield
- 11.3%
- rent x 12 / price
- Est. cap rate
- 7.4%
- NOI / price
- Cash flow
- +$402/mo
- at 7.78%, 25% down
- Typical price
- $530,000
- Zillow ZHVI, Aug 2026
- Typical rent
- $4,995/mo
- Zillow ZORI, Aug 2026
The pro forma
Typical home, default assumptions
| Operator | Line | Amount | Source |
|---|---|---|---|
| Gross rent | $59,940 | ||
| Vacancy | $2,997 | ||
| Management | $4,555 | ||
| Property tax | $5,466 | ||
| Insurance | $2,561 | ||
| Maintenance | $5,296 | ||
| Net operating income | $39,065 | ||
| Loan payments | $34,248 | ||
| Cash flow | $4,817 |
| Operator | Line | Amount | Source |
|---|---|---|---|
| Typical price | $529,627 | ||
| Down payment (25%) | $132,407 | ||
| Loan | $397,220 | ||
| Rate | 7.78% | ||
| Monthly payment | $2,854 | ||
| Cash in | $148,296 | ||
| Cash-on-cash return | 3.2% | ||
| DSCR | 1.14 | ||
| Break-even rate | 9.21% |
Assumptions
Change them in the calculator- Down payment25%
- A common minimum for investment-property and DSCR loans.
- Interest rate7.78%
- Freddie Mac 30-year 7.03% (week of 2026-09-24) + 0.75 point investor premium.
- Loan term30 years
- Fixed, fully amortising.
- Closing costs3% of price
- Added to cash invested.
- Insurance$2,561 a year
- NAIC 2023 average homeowners (HO-3) premium for Massachusetts, $2,134, x 1.2 for a landlord policy.
- Maintenance1% of price a year
- The 1% rule of thumb; older homes run higher.
- Vacancy5% of rent
- About 18 days empty a year.
- Management8% of collected rent
- A typical full-service fee; zero if you self-manage.
Trends
Five years to August 2026
- Price, 12 months
- +1.8%
- Rent, 12 months
- n/a
- rent series under a year old
- Rent minus price growth
- n/a
- positive means yields are improving
Show the numbers
| Month | Typical value | Rent |
|---|---|---|
| Aug 2021 | $434,935 | n/a |
| Aug 2022 | $476,715 | n/a |
| Aug 2023 | $492,325 | n/a |
| Aug 2024 | $518,689 | n/a |
| Aug 2025 | $520,203 | n/a |
| Aug 2026 | $529,627 | $4,995 |
Rent references
Two sources, never blended
| Source | Studio | 1 bed | 2 bed | 3 bed | 4 bed |
|---|---|---|---|---|---|
| HUD Small Area FMR, FY2026 | $1,780 | $2,030 | $2,580 | $3,220 | $3,480 |
| Zillow observed rent, Aug 2026 | $4,995 typical, all home types | ||||
HUD's Fair Market Rent is the 40th percentile gross rent (rent plus utilities) for a standard unit, and it is what Section 8 vouchers pay against. Zillow's index tracks asking rents on listed homes. The two measure different things, so they are shown side by side and never averaged. HUD area: Amherst Town-Northampton, MA MSA.
Property tax
- Effective rate
- 1.03%
- ZIP area, ACS
- At the typical price
- $5,466/yr
Median real estate taxes paid divided by median home value, Census ACS 2020 to 2024. Hampshire County: 1.43%. Actual bills depend on the assessment, exemptions and any non-homestead rate.
Supply
- Permits per 1,000 households
- 6.2
- Hampshire County, last 12 months
- National percentile
- 55th
- among US counties
387 new housing units permitted in 2025-09 to 2026-08, Census Building Permits Survey. A high figure means more new supply competing for tenants.
Nearby ZIP codes
| ZIP | Distance | Typical price | Rent | Gross yield | Cash flow /mo |
|---|---|---|---|---|---|
| 01038Hatfield | 2.4 mi | $502,000 | $2,320* | 5.5% | -$1,767 |
| 01060Northampton | 3.9 mi | $504,000 | $2,363 | 5.6% | -$1,835 |
| 01002Amherst | 5.5 mi | $545,000 | $2,518 | 5.5% | -$2,216 |
| 01075South Hadley | 6.9 mi | $387,000 | $1,880* | 5.8% | -$1,477 |
| 01062Northampton | 7.2 mi | $506,000 | $2,020* | 4.8% | -$2,138 |
| 01039Whately | 7.3 mi | $464,000 | $2,520* | 6.5% | -$1,363 |
| 01093Whately | 7.3 mi | $507,000 | $2,170* | 5.1% | -$1,929 |
| 01053Northampton | 7.3 mi | $467,000 | $2,830* | 7.3% | -$1,263 |
* HUD Fair Market Rent, 2 bedroom (no Zillow rent index for that ZIP).
Every ZIP in Hampshire CountySpringfield, MA metroMassachusetts
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Open the calculator for 01035Questions
- Is 01035 good for rental property?
- On the typical home here, priced at $530,000 and renting for $4,995 a month (Zillow ZORI, Aug 2026), the gross yield is 11.3% and the estimated cap rate is 7.4%. At a 7.78% investor rate with 25% down, estimated cash flow is +$402 a month. The median gross yield across the 8,418 ZIP codes with full Zillow data is 5.6%. These are figures for a typical property, not a judgement on any particular one.
- What is the typical rent in 01035?
- Zillow's observed rent index for 01035 was $4,995 a month in August 2026, across all home types. HUD's FY2026 Small Area Fair Market Rent for a 2-bedroom here is $2,580, the 40th percentile of gross rents and the basis for Section 8 payment standards.
- What is the property tax rate in 01035?
- The effective property tax rate is about 1.03% of value (median taxes paid divided by median home value, Census ACS 2020 to 2024). On the typical $530,000 home that is about $5,466 a year. Your bill depends on the assessment and local exemptions.
- What interest rate makes a rental in 01035 break even?
- About 9.21%. Below that rate, the typical home here cash-flows with 25% down and the default costs; above it, it does not. Today's investor rate used here is 7.78%.
- How fast are prices and rents changing in 01035?
- Over the 12 months to August 2026, the typical home value changed +1.8%.
Sources and method
- Zillow Home Value Index (ZHVI), mid tier, smoothed and seasonally adjusted
Zillow Research. Read: 2026-08.
Typical home value by ZIP, county, metro and state, and the price trend.
- Zillow Observed Rent Index (ZORI), all homes plus multifamily, smoothed
Zillow Research. Read: 2026-08.
Typical market rent by ZIP, county and metro, and the rent trend (tier A pages).
- HUD Small Area Fair Market Rents, FY2026
US Department of Housing and Urban Development. Read: FY2026.
Rent by bedroom count for every ZIP. The rent used on tier B pages, and a reference on all pages. It is the 40th percentile gross rent, so it runs below market.
- American Community Survey 5-year estimates, 2020 to 2024 (B25103 median real estate taxes paid, B25077 median home value, B11001 households)
US Census Bureau. Read: 2020 to 2024.
Effective property tax rate (median taxes paid divided by median value) by ZIP code tabulation area, county and state; households for the permits ratio.
- Freddie Mac Primary Mortgage Market Survey, 30-year fixed (FRED series MORTGAGE30US)
Freddie Mac via the Federal Reserve Bank of St. Louis. Read: 2026-09-24.
The weekly 30-year rate. The site adds a disclosed investor premium to it for the loan payment.
- Building Permits Survey, county monthly files
US Census Bureau. Read: 2025-09 to 2026-08.
New housing units permitted in the last 12 months per 1,000 households, a supply-pressure signal.
- NAIC Homeowners Insurance Report, data for 2023
National Association of Insurance Commissioners. Read: 2023.
Average HO-3 homeowners premium by state, multiplied by 1.2 as a landlord-policy assumption.
Data: Zillow Research (ZHVI, ZORI), HUD, US Census Bureau, Freddie Mac. Every formula is on the methodology page.
Estimates from public data for a typical property. Not investment, tax or legal advice. Your property, financing and costs will differ.