50 Park Ave · Sturbridge, MA 01566

$150,000

2 bd · 1.0 ba · 924 sqft · Manufactured · 14 Days on market

Built 1986 Good condition $450/mo HOA

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Why this score? — see what drove the D+ 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 +11.8/30.0
• ARV discount +11.7/15.0
• 1% rule +7.2/10.0
• Schools +5.0/10.0
• Condition / age +3.8/5.0
• DSCR +3.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully updated home in the desirable Sturbridge Retirement Co-op community. Offering just over 900 square feet of living space, this move-in-ready home has been thoughtfully refreshed throughout. Recent improvements include fresh interior paint, new flooring, a new oil tank, and new plumbing with updated insulation beneath the home. The comfortable layout provides an inviting living space with plenty of natural light and easy maintenance. Conveniently located in historic Sturbridge, you'll enjoy nearby shopping, dining, recreational opportunities, and easy access to major routes. A wonderful opportunity to enjoy low-maintenance living in a well-established cooperative c

Key facts

• Historic sturbridge
• New plumbing
• New flooring

Tags

• UPDATED HOME
• NEW FLOORING
• NEW OIL TANK
• NEW PLUMBING
• UPDATED INSULATION
• HISTORIC STURBRIDGE

Property features AI

Finance

• HOA & community: Homeowners association membership required; Association fee of $415; Senior community; Community amenities include public transportation, shopping, parks, walk/jog trails, golf, medical facility, bike path, conservation area, highway access, and house of worship

Exterior

• Parking: Off-street paved parking; Two open parking spaces (total 2 spaces)
• Utilities: Well water; Electric connections for range, oven, and dryer
• Home design: Mobile home; Gray exterior color; Shingle roof
• Construction: Irregular foundation; Year built approximate (public records)
• Exterior features: Screened porch; Deck; Exterior storage; Private road frontage

Interior

• Kitchen: Range; Dishwasher; Microwave; Refrigerator
• Flooring: Tile
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Central air conditioning; Has heating and cooling
• Interior features: Four total rooms; Tile flooring
• Laundry & utility: Washer and dryer included; Washer hookup; Electric dryer hookup

🏢 Co-op / cooperative unit. The $150,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-42 ($-505/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (4.1% below list).
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $144k (4.1% below list) — sets the bar for cash-flow.
• Cap rate 6.0% vs local median 1.9% in Sturbridge — 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 (#207 in MA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: amenities F, commute F, cost of living F.
• Tantasqua (rural): math 54% / reading 57% proficiency, ranked #85 of 302 in MA (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Burgess Elementary (math 47% / reading 63%, grade C, #251 of 938 statewide, top 27%, 877 students, 0% FRL); Tantasqua Regional Jr High (math 47% / reading 51%, grade C-, #87 of 305 statewide, top 29%, 551 students, 0% FRL) — zoned schools average 0% FRL vs 20% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 38 active listings in the ZIP; 2,293 units permitted in Worcester County in 2024 (1,205 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.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $143,911 (4.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 1.22% ✓
• Cap rate: 5.96%
• Cash-on-cash: -1.20%
• DSCR: 0.95
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $165,396
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
56 Park Ave	0.02mi	2/2.0	980 (+6%)	2mo	$175,000	$179	84
222 Park Cir	0.19mi	2/2.0	924 (0%)	4mo	$220,000	$238	84
402 Pleasant Pkwy	0.17mi	2/1.0	870 (-6%)	2mo	$225,000	$259	81
135 Pine Ave	0.02mi	2/1.5	980 (+6%)	9mo	$175,000	$179	80
129 Pine Ave	0.03mi	2/1.5	996 (+8%)	7mo	$220,000	$221	78
126 Pine Ave	0.05mi	2/2.0	980 (+6%)	9mo	$173,500	$177	76
141 Pine Ave	0.08mi	2/1.0	980 (+6%)	12mo	$168,000	$171	76
322 Poplar Ave	0.11mi	2/2.0	980 (+6%)	7mo	$180,000	$184	75
39 Park Ave	0.05mi	2/2.0	800 (-13%)	2mo	$230,000	$288	70
125 Pine Ave	0.05mi	2/2.0	980 (+6%)	18mo	$105,000	$107	69
175 Juniper Ave	0.12mi	2/1.5	980 (+6%)	17mo	$136,000	$139	68
606 Skyline Dr #606	0.26mi	2/2.0	1,000 (+8%)	7mo	$172,500	$173	65

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -18.0%
• Equity multiple: 0.36×
• Total profit: $-26,682
• Equity at exit: $22,365

10-year hold

• IRR: -9.8%
• Equity multiple: 0.39×
• Total profit: $-25,450
• 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 01566

• Home prices YoY: -14.6%
• Active inventory: 38
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,829 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$450
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $-42

Break-even live

Break-even rent $1,882

Max offer price $143,911

Occupancy floor 97%

Sensitivity live

Price	-10% $62	-5% $10	+0% $-42	+5% $-94	+10% $-146
Rent	-10% $-187	-5% $-114	+0% $-42	+5% $30	+10% $102
Rate	-1.0pp $33	-0.5pp $-4	base $-42	+0.5pp $-81	+1.0pp $-120

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: —

HOA detail

• Monthly dues: $450 · $5,400/yr

Listing history 11 events

1. 2026-06-22
   days on market $150,000 Active 14 DOM
2. 2026-06-18
   days on market $150,000 Active 11 DOM
3. 2026-06-17
   days on market $150,000 Active 10 DOM
4. 2026-06-16
   days on market $150,000 Active 9 DOM
5. 2026-06-15
   days on market $150,000 Active 8 DOM
6. 2026-06-14
   days on market $150,000 Active 6 DOM
7. 2026-06-13
   statusdays on market $150,000 Active 5 DOM
8. 2026-06-10
   days on market $150,000 New 3 DOM
9. 2026-06-09
   days on market $150,000 New 2 DOM
10. 2026-06-08
    remarks 699-char remark
11. 2026-06-08
    listed $150,000 New 1 DOM

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,942
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,755
• − Management: −$1,755
• − HOA: −$5,400
• − Depreciation: −$4,364
• Taxable loss: −$2,734
• Est. tax savings @ 24.0%: +$656
• After-tax cash flow: $151/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This move-in-ready manufactured home in Sturbridge Retirement Co-op community has been thoughtfully refreshed with updated interiors and systems, making it an attractive option for both resale and rental.

Value-add opportunities

• Resale kitchen backsplash — enhances aesthetic and durability
• Resale bathroom vanity — modernizes space and adds value
• Both landscaping — improves curb appeal and enhances property value

Renovation cost estimate screening

Value-add ROI direction

• Resale kitchen backsplash — enhances aesthetic and durability ↑
• Resale bathroom vanity — modernizes space and adds value ↑
• Both landscaping — improves curb appeal and enhances property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Tantasqua
• NCES district ID: 2511490
• Math proficiency: 54% ▼ -8.00%
• Reading proficiency: 57% ▲ 4.00%
• Median HH income: $77,774
• Composite: 49.99/100
• National rank: #1923
• State rank: #85 of 302 in MA

Livability — Sturbridge

• Score: 62/100
• State rank: #207
• US rank: #16446

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 7,054
• Population (ZIP): 7,054

Population outlook (Worcester County) Hauer SSP2

• Today (2025): 850,858 people
• By 2030: 860,403 · +1.1%
• By 2040: 869,902 · +2.2%
• By 2050: 869,110 · +2.1%
• By 2075: 870,120 · +2.3%
• By 2100: 829,703 · -2.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Asian 3% Two or more races 3% Hispanic / Latino 3% Black 1%
• Common ancestry: Lithuanian 12% Romanian 8% Slovak 3%
• Foreign-born: 6% · Canada, China, Vietnam
• Languages at home: 94% English-only · Other Indo-European 2% Tagalog/Filipino 1% Spanish 1%

Political lean MEDSL · Worcester

• 2024 margin: D (+10.0) · D 53.9% · R 43.9% · Other 2.2%
• 2008→2024 swing: -3.8pp toward R · 2008: 13.8pp · 2024: 10.0pp
• All cycles: 2024: D+10.0 2020: D+17.8 2016: D+10.5 2012: D+9.2 2008: D+13.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.44%
• Current HPI: 266.9287
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2026-06-07 Listed $150,000 MLS PIN