14 Patriot Cir · The Pinehills, MA 02360

$149,999

2 bd · 1.0 ba · 942 sqft · Manufactured · 48 Days on market

Built 1990 $159/sqft · at area comps Est $149k · at est. ↓ 16% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.3/15.0
• Schools +4.1/10.0
• Rent growth +3.9/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 14 Patriot Circle in Plymouth—an incredible opportunity to own the lowest-priced mobile home in town! This turn-key 2 bedroom, 1 bathroom home is ready for immediate occupancy and offers unbeatable value for buyers looking to get into the market or downsize with ease. Step inside to find a well-maintained interior with a functional layout, comfortable living space, and everything you need already in place. This home truly needs nothing—just move right in and enjoy. Whether you’re looking for affordable year-round living or a low-maintenance retreat, this property checks all the boxes. Conveniently located close to shopping, restaurants, and highway access, makin

Key facts

• Functional layout
• Conveniently located
• 4 parking spots

Tags

• WELL MAINTAINED INTERIOR
• FUNCTIONAL LAYOUT
• COMFORTABLE LIVING SPACE
• CONVENIENTLY LOCATED

Property features AI

Finance

• HOA & community: Not a senior community; Nearby community features include public transportation, shopping, walk/jog trails, highway access, and public school

Exterior

• Parking: Off-street parking with driveway; Four open parking spaces
• Utilities: Public water; Public sewer; 100 Amp electric service
• Home design: Mobile Home; Single-story/first-floor living (features listed at main/first level)
• Construction: Shingle roof; Slab foundation; Year built reported by owner
• Exterior features: Wood deck; Storage; Fenced yard; Private maintained road

Interior

• Kitchen: Pantry; Overhead lighting; Range; Dishwasher; Refrigerator
• Bedrooms: Two main-level bedrooms (both feature ceiling fans and picture windows)
• Flooring: Vinyl flooring in the living room
• Bathrooms: One full bathroom on the main level with picture window
• Heating & cooling: Forced air heating; Propane heating; Heating present
• Interior features: Ceiling fans in bedrooms and living room; Picture windows in bedrooms, living room, kitchen, and bathroom; Overhead lighting in kitchen and living room; Total of 5 rooms
• Laundry & utility: Washer and dryer on the main level/first floor

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $848 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.1% vs local median 1.4% in The Pinehills — 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 (#208 in MA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+; Watch: amenities F, commute F, cost of living F.
• Plymouth (suburban): math 35% / reading 54% proficiency, ranked #158 of 302 in MA (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.4%/yr); 269 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,255 units permitted in Plymouth County in 2024 (411 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.4% rent growth), your $42k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,499 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.59% ✓
• Cap rate: 13.08%
• Cash-on-cash: 24.23%
• DSCR: 2.08
• GRM: 5.2

CMA / ARV

• ARV (median comp): $149,227
• List price: $149,999
• Delta: 0.52%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
39 Patriot Cir	0.09mi	2/1.0	900 (-4%)	10mo	$150,000	$167	80
25 Patriot Cir	0.05mi	2/1.0	1,040 (+10%)	11mo	$145,000	$139	71
38 Patriot Cir	0.08mi	3/2.0 (+1)	1,008 (+7%)	22mo	$164,900	$164	57

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 · 5.43% rent growth · sell at horizon

5-year hold

• IRR: 20.2%
• Equity multiple: 1.85×
• Total profit: $35,725
• Equity at exit: $22,365

10-year hold

• IRR: 30.1%
• Equity multiple: 4.01×
• Total profit: $126,584
• Equity at exit: $12,969

Cash invested: $42,000 (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 02360

• Rents YoY: 5.4%
• Active inventory: 269
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,386 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$187 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$501
• Net cashflow: $848

Break-even live

Break-even rent $1,312

Max offer price $149,999

Occupancy floor 59%

Sensitivity live

Price	-10% $952	-5% $900	+0% $848	+5% $796	+10% $745
Rent	-10% $660	-5% $754	+0% $848	+5% $942	+10% $1,037
Rate	-1.0pp $924	-0.5pp $886	base $848	+0.5pp $809	+1.0pp $770

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Tideview Path #18 Plymouth, MA	2.0	1.0	791	$1,950	$2.47	25d	1	0.89mi
9 Tideview Path #8 Plymouth, MA	2.0	1.0	723	$2,300	$3.18	19d	1	0.91mi
2 Tideview Path Plymouth, MA	2.0	1.0	750	$2,300	$3.07	44d	1	0.92mi
28 Cochituate Rd Plymouth, MA	2.0	1.0	700	$2,400	$3.43	17d	1	1.06mi

Listing history 17 events

1. 2026-06-21
   days on market $149,999 Active 48 DOM
2. 2026-06-18
   days on market $149,999 Active 45 DOM
3. 2026-06-17
   days on market $149,999 Active 44 DOM
4. 2026-06-16
   days on market $149,999 Active 43 DOM
5. 2026-06-15
   days on market $149,999 Active 42 DOM
6. 2026-06-13
   days on market $149,999 Active 40 DOM
7. 2026-06-13
   days on market $149,999 Active 39 DOM
8. 2026-06-09
   days on market $149,999 Active 36 DOM
9. 2026-06-08
   days on market $149,999 Active 35 DOM
10. 2026-06-08
    statusdays on market $149,999 Active 34 DOM
11. 2026-06-04
    pricestatusdays on market $149,999 Price Changed 31 DOM
12. 2026-06-03
    days on market $152,500 Active 30 DOM
13. 2026-06-02
    days on market $152,500 Active 29 DOM
14. 2026-06-01
    statusdays on market $152,500 Active 28 DOM
15. 2026-05-31
    days on market $152,500 Price Changed 27 DOM
16. 2026-05-13
    price $164,900 923-char remark
17. 2026-05-04
    listed $179,000 New 923-char remark

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $28,630
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$2,290
• − Management: −$2,290
• − Depreciation: −$4,364
• Taxable income: $8,283
• Est. tax owed @ 24.0%: −$1,988
• After-tax cash flow: $8,190/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: Plymouth
• NCES district ID: 2509720
• Math proficiency: 35% ▼ -12.00%
• Reading proficiency: 54% ▼ -2.00%
• Median HH income: $77,630
• Composite: 40.79/100
• National rank: #3640
• State rank: #158 of 302 in MA

Livability — The Pinehills

• Score: 62/100
• State rank: #208
• US rank: #16473

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Plymouth County · 358,589 people
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 63,689
• Household income: $116,941
• Rent vs Own: 21.0% rent · 79.0% own
• Severe rent burden: 1655.0

Population outlook (Plymouth County) Hauer SSP2

• Today (2025): 533,105 people
• By 2030: 541,862 · +1.6%
• By 2040: 549,791 · +3.1%
• By 2050: 542,476 · +1.8%
• By 2075: 518,429 · -2.8%
• By 2100: 448,179 · -15.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 5% Hispanic / Latino 3% Black 1% Asian 1%
• Common ancestry: Russian 6% Lithuanian 4% Romanian 3%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 92% English-only · Other Indo-European 4% Spanish 2% Vietnamese 1%

Political lean MEDSL · Plymouth

• 2024 margin: Lean D (+8.8) · D 53.6% · R 44.7% · Other 1.7%
• 2008→2024 swing: +1.3pp toward D · 2008: 7.6pp · 2024: 8.8pp
• All cycles: 2024: D+8.8 2020: D+17.4 2016: D+7.2 2012: D+3.8 2008: D+7.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -495.82%
• Current HPI: 306.0925
• Rent YoY: ▲ 5.43%
• Metro: Boston-Cambridge-Newton, MA-NH
• 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

-16.2% since first listed

5 events — show timeline

• 2026-06-03 Price Changed $149,999 MLS PIN
• 2026-05-28 Price Changed $152,500 MLS PIN
• 2026-05-20 Price Changed $159,000 MLS PIN
• 2026-05-13 Price Changed $164,900 MLS PIN
• 2026-05-04 Listed $179,000 MLS PIN