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Single Family ResidenceResidential
$270,742$227 / ft²
TopHap EstimateOur estimate of what this home would sell for today, based on nearby sales, the home's size and features, and local price trends. It is a starting point, not an appraisal.· confidence 92How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Aug 30, 2026
Last sold for $75,000 on May 12, 2017

869 UNION ST

WEST SPRINGFIELD, MA 01089
2
Beds
1
Baths
1,192 ft²
Living AreaTotal finished area of the structures, from county records. Some counties include shared space like hallways or a building gym, so it may not match a listing.
0.18 ac
Lot SizeThe size of the land the home sits on, from county records.
1890
Year BuiltThe year the home was originally built, according to county records.
2
StoriesHow many floors the home has above ground.

Valuation

$271K
$250K low$292K high
Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$75,000 · May 12, 2017

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$3,411 (2025)
Assessed ValueThe value the county assigns to this home to calculate property tax. It is often lower than what the home would sell for.$229,400 (2025)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$85,800
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$143,600
Assessor Market ValueThe county assessor's own opinion of market value. It is separate from our estimate and updates on the county's schedule.$230,185

Climate Risk

Projected Flood DepthHow deep a serious flood is expected to get here at some point in the next 30 years. Shown in inches.26 in
30-Year Flood ChanceThe chance of at least one serious flood here in the next 30 years, not in any single year.30%
FEMA Flood ZoneFEMA's flood zone for this address. Zones starting with A or V are high risk, and lenders usually require flood insurance there.1 percent flood zone

Scores 0–100; higher = greater projected risk.

Property Facts

Property TypeThe broad category the county puts this property in, such as residential or commercial.Single Family Residence
StyleThe architectural style of the home, such as ranch or colonial.Conventional
CountyHAMPDEN
Lot (acres)The size of the land the home sits on, from county records.0.18
RoofThe main material covering the roof, such as asphalt shingle or tile.Asphalt
HeatingThe type of heating system in the home.Hot Water
CoolingThe type of cooling or air conditioning in the home.Yes
PoolWhether the property has a pool, and what kind, such as in-ground.No

Transaction History(2)

Sales and refinances filed with the county for this home. Not every transfer is a normal sale, so check the type before comparing prices.

Assigned SchoolsThe public schools this address is zoned for. Boundaries change, so confirm with the district before you count on it.

E
Memorial Elementary SchoolB
Elementary · Grades 1–5 · 0.9 mi
H
West Springfield High SchoolC+
High · Grades 9–12 · 2.4 mi
M
West Springfield Middle SchoolD+
Middle · Grades 6–8 · 2.8 mi

District: West Springfield School District

Neighborhood · ZIP 01089These are comparison scores, not percentages. 100 equals the national average, so 150 means about 50% above average.

CrimeLocal crime compared with the rest of the country, where 100 is average. It reflects things like population density, income, and how crime gets reported.101
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.99
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.55

Index scale: 100 = US average (tick). Lower is better.

Homes occupiedThe share of homes here that someone lives in. The rest sit empty, including vacation and for-sale homes.95%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.22%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.9.6%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.6%
PopulationHow many people live in this area.28,931
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.1,665 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$78,562
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$96,574
Average tempThe average temperature here across a full year.49°F
Annual precipHow much rain and melted snow falls here in a typical year.47 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.50%

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Data by ATTOM. Valuations are automated estimates, not appraisals. Photos from Google Street View and may not depict the current property state.

How this home compares

869 Union St measured against every home in its neighborhood, its ZIP code and its county, using county assessor records refreshed nightly. A home can stand out in one of those areas and look ordinary in another, because each one holds a different mix of homes.

  • Worth less than 82% of homes in West Springfield 01089
  • Smaller than 76% of homes in West Springfield 01089
  • Has a smaller lot than 77% of homes in West Springfield 01089
  • Older than 96% of homes in West Springfield 01089

What homes are worth in West Springfield 01089

Each bar is how many homes fall in that price range. The marker is this home.

This home
$146K$730K

This home is worth more than 18% of homes in West Springfield 01089.

How it measures up in West Springfield 01089

The dot is this home. The mark in the middle is the typical home in West Springfield 01089.

Estimated value$270,742
CheaperTypical $341,375Pricier

Pricier than 18% of homes nearby

Price per ft²$227
CheaperTypical $240Pricier

Pricier than 39% of homes nearby

Living area1,192 ft²
SmallerTypical 1,546 ft²Bigger

Bigger than 24% of homes nearby

Lot size0.18 ac
SmallerTypical 0.31 acBigger

Bigger than 23% of homes nearby

Year built1890
OlderTypical 1954Newer

Newer than 4% of homes nearby

How 869 Union St ranks against every home in each area.
MeasureThis homeWest Springfield 01089Hampden County
Estimated valuepricier than$270,74218% of homes22% of homes
Price per ft²pricier than$22739% of homes39% of homes
Living areabigger than1,192 ft²24% of homes27% of homes
Lot sizebigger than0.18 ac23% of homes27% of homes
Year builtnewer than18904% of homes4% of homes

About 869 Union St

How much is 869 Union St, West Springfield, MA worth?

The TopHap Estimate for 869 Union St, West Springfield, MA is $270,742 as of Aug 30, 2026. The likely range is $249,505 to $291,979. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 869 Union St, West Springfield, MA last sell?

869 Union St, West Springfield, MA last sold on May 12, 2017 for $75,000, according to the county's recorded deed.

How big is 869 Union St, West Springfield, MA?

869 Union St, West Springfield, MA has 2 bedrooms, 1 bathrooms, 1,192 square feet of living space and a 0.18-acre lot.

When was 869 Union St, West Springfield, MA built?

869 Union St, West Springfield, MA was built in 1890, making it 136 years old. It is a conventional home. The building has 2 stories.

What schools serve 869 Union St, West Springfield, MA?

869 Union St, West Springfield, MA is assigned to Memorial Elementary School (elementary), rated B; West Springfield High School (high), rated C+; West Springfield Middle School (middle), rated D+. All sit in West Springfield School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 869 Union St, West Springfield, MA compare to other homes in West Springfield 01089?

Among the 8,208 homes in West Springfield 01089, it is worth more than 18% of them ($270,742 against a typical $341,375), its price per square foot is higher than 39% of them ($227 against a typical $240), it is bigger than 24% of them (1,192 ft² against a typical 1,546 ft²), its lot is bigger than 23% of them (0.18 ac against a typical 0.31 ac) and it is newer than 4% of them (1890 against a typical 1954). Measured against all of Hampden County, it is worth more than 22% of homes there. These shares are recounted nightly from the full county assessor record for each area, not from active listings.

What are the property taxes on 869 Union St, West Springfield, MA?

The 2025 property tax bill for 869 Union St, West Springfield, MA was $3,411. The county assessed it at $229,400.

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