Pittsfield, MA Cap Rate: 2.80% — Rental Property Analysis
Pittsfield is a higher-priced market in the Northeast with a small but investable metro of 50,000. At a 2.80% estimated cap rate, this is a appreciation-focused market where rents of $1,580/mo lag behind home prices. With a median home price of $375,000 and population is roughly stable, Pittsfield is primarily an appreciation play that requires creative strategies to generate positive cash flow.
Market data powered by Zillow Home Value Index (ZHVI) and Zillow Observed Rent Index (ZORI) · Updated Feb 2026
◇
Challenging for pure cash flow
Based on $375,000 median price and $1,580/mo median rent
Est. Cap Rate
2.80%
1% Rule
0.42%
Fails
GRM
19.8x
Price / Income
7.7x
Market Data
Median Home Price$375,000
Median Monthly Rent$1,580
Property Tax Rate1.19%
Population50,000
Population Growth0.3% / yr
Median Household Income$48,680
Vacancy Rate5.3%
Annual Appreciation2.8%
2026 Market Update: Pittsfield
Pittsfield's 0.4% rent-to-price ratio is well below the 1% rule. At median prices of $375,000, the $1,580/mo rent produces only $874/mo in NOI. Investors here need to target below-median properties or pursue value-add strategies to make the numbers work.
At current rates, a 20% down conventional loan ($75K at 7%) would result in approximately $-1,121/mo cash flow — negative at median prices. Larger down payments, seller financing, or buying 15–25% below median are strategies to turn the numbers positive.
Property taxes consume 24% of gross rent here — one of the highest ratios in our dataset. This significantly compresses margins and makes Pittsfield a market where tax-conscious underwriting is essential. Every deal should be stress-tested with potential assessment increases.
Cap Rate Calculator — Pittsfield
Pre-filled with Pittsfield medians. Adjust to match a specific property.
Property Details
$
$
3–8% typical
%
Monthly Expenses
1.19% rate
$
$
8–10% of rent
$
8–12% of rent
$
Cap Rate
2.29%Low
Net Operating Income ÷ Purchase Price
NOI / Year
$8,583
net operating income
Gross Rent Multiplier
19.8x
High (>15)
1% Rule
0.42%
✗ Fails
Monthly Cash Flow
$715
before debt service
Annual Breakdown
Gross Rental Income$18,960
Less Vacancy−$1,005
Effective Income$17,955
Less Operating Expenses−$9,372
Net Operating Income$8,583
Sponsored
Analyze Deals Faster with DealCheck
Import any property, get instant investment analysis — cap rates, cash flow, rehab estimates, and offer calculations. Used by 350,000+ investors.
Factor in financing to see your actual return on invested capital in Pittsfield.
$
$93,750
%
%
years
$
taxes + ins + maint + mgmt
$
$
Cash-on-Cash Return
-10.49%Weak
Annual Cash Flow ÷ Total Cash Invested
Total Cash Invested
$105,000
$93,750 down + $11,250 closing
Monthly Mortgage
$1,834
on $281K loan
Monthly Cash Flow
$-918
after all expenses
Annual Cash Flow
$-11,010
before taxes
Cash Flow Breakdown
Monthly Rent$1,580
Less Expenses−$664
Less Mortgage−$1,834
Monthly Cash Flow$-918
Is Pittsfield a Good Place to Invest in Rental Property?
Pittsfield, MA has a population of 50,000 and has been growing at 0.3% annually — roughly in line with national trends, meaning demand is stable but not exceptional. The median home price of $375,000 paired with median rents of $1,580/mo produces an estimated cap rate of 2.80%.
Property taxes at 1.19% fall within the national average range and shouldn't present unusual challenges. The vacancy rate of 5.3% is moderate and within normal parameters for a healthy rental market.
At a price-to-income ratio of 7.7x, homes cost about 7.7 times the local median income of $48,680. This elevated ratio means homeownership is stretched, supporting rental demand but limiting buyer pools. Home values have appreciated at roughly 2.8% annually. Steady appreciation means total returns will be primarily cash flow-driven — the more sustainable model for long-term wealth building.
Bottom line: At current median prices, Pittsfield is challenging for pure cash flow investing. Consider BRRRR strategies with below-market purchases, or look at neighboring metros with stronger price-to-rent ratios.
Sponsored
Get AI-Powered Property Insights
Homesage.ai analyzes 140 million properties with AI — spot hidden deals, assess property condition, and find investment opportunities. Free to try.