222 Buck Island Rd Unit 2-6 · Yarmouth, MA 02673

$338,000

2 bd · 1.5 ba · 1,100 sqft · Condo public records · 64 Days on market

Built 1983 $307/sqft · 15% below area Est $399k · 15% under $494/mo HOA · 17% of rent

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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).

• ARV discount +14.4/15.0
• Cash flow +9.8/30.0
• 1% rule +3.7/10.0
• Schools +3.2/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bassett Pond Condominium! Lovely complex, set back off the road in a wooded setting! This 2 bedroom, 2 full bath Unit comes with your own covered car port for parking 1 car. Guest parking is available. Charming detached building for daily mail pick up! The spacious livingroom and hallway have been freshly carpeted. Sunroom is heated, just painted and newly carpeted also! There is a bright storage closet with window and attic access. The primary bedroom easily fits a king size bed and has a private bath, This 2nd floor unit is a perfect starter or retirement home, and comes with its own washer /dryer and storage room in the lower level. Sandy Pond Recreation area is just down the street and offers a dog park, baseball field, tennis, expansive playground and fresh water swimming! Prefer salt water beaches? Yarmouth has some of the most beautiful sandy beaches! Seagull Beach, Parkers River Beach for residents only, Bass River Beach and Grays Beach on the north side. Central to All of the Cape's Dining, and shopping options! CC Hospital is 10 minutes away! Affordable living at its best! No pets permitted. Minimum rental is 4 mos.

Key facts

• Storage room
• Heated sunroom
• Washer dryer

Tags

• WOODED SETTING
• COVERED CAR PORT
• HEATED SUNROOM
• PRIVATE BATH
• WASHER DRYER
• STORAGE ROOM

Property features AI

Finance

• Other: Directions: Buck Island Rd to #222, to unit 2-6
• HOA & community: Monthly association fee of $494; Association covers building structure and grounds maintenance, snow removal, and trash; Community features include shopping, golf, medical facility access, bike path, conservation area, and house of worship; Not a senior community

Exterior

• Parking: Detached garage; Carport; Deeded parking; Assigned parking; Off-street parking; 1 garage space; 1 covered space; 1 open parking space (2 total parking spaces)
• Utilities: Public water; Private sewer; Electric service for range and dryer
• Home design: Condominium; Attached property; Entry level: 2; Single-story building (building listed as 1 story total)
• Construction: Building name: Bassett Pond Condo; Attached structure; Year built per public records
• Exterior features: Lake/pond frontage; Approximately 1/10 to 3/10 mile to beach

Interior

• Kitchen: Dishwasher; Microwave; Wine refrigerator
• Bedrooms: Master bedroom on second level; Second bedroom on second level
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: Total of 5 rooms; Basement present
• Laundry & utility: Washer and dryer; Laundry in basement; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $338k.

Deal economics

• At list price, monthly cash flow is $-217 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $300k (11.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $295k (12.7% below list).
• Recommended offer: $295k (12.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Dennis-Yarmouth (suburban): math 31% / reading 42% proficiency, ranked #222 of 302 in MA (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Dennis-Yarmouth Regional High (math 43% / reading 43%, grade F, #210 of 343 statewide, top 61%, 888 students, 0% FRL) — zoned schools average 0% FRL vs 39% district-wide (39 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 39 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 657 units permitted in Barnstable County in 2024 (178 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Barnstable County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($318k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 29y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $80k; list at $338k implies a 322% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $295,000 (12.7% 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. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.87% ✗
• Cap rate: 5.52%
• Cash-on-cash: -2.75%
• DSCR: 0.88
• GRM: 9.5

CMA / ARV

• ARV (median comp): $399,462
• List price: $338,000
• Delta: -15.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -20.8%
• Equity multiple: 0.28×
• Total profit: $-68,428
• Equity at exit: $50,397

10-year hold

• IRR: -14.0%
• Equity multiple: 0.19×
• Total profit: $-76,687
• Equity at exit: $29,224

Cash invested: $94,640 (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 02673

• Active inventory: 39
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,950 medium
• Mortgage (P&I): −$1,773
• Tax from tax record: −$140 /mo · $1,684/yr
• Insurance: −$141
• HOA: −$494
• Vacancy / Maint / Mgmt: −$620
• Net cashflow: $-217

Break-even live

Break-even rent $3,225

Max offer price $299,635

Occupancy floor —

Sensitivity live

Price	-10% $-26	-5% $-122	+0% $-217	+5% $-313	+10% $-409
Rent	-10% $-450	-5% $-334	+0% $-217	+5% $-101	+10% $16
Rate	-1.0pp $-47	-0.5pp $-131	base $-217	+0.5pp $-305	+1.0pp $-394

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: $84,500
• Closing costs: $10,140
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
58 Neptune Ln South Yarmouth, MA	2.0	1.0	1232	$2,950	$2.39	45d	1	1.42mi

HOA detail condo

• Monthly dues: $494 · $5,928/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-21
   days on market $338,000 Active 64 DOM
2. 2026-06-19
   days on market $338,000 Active 62 DOM
3. 2026-06-18
   days on market $338,000 Active 61 DOM
4. 2026-06-17
   days on market $338,000 Active 60 DOM
5. 2026-06-16
   days on market $338,000 Active 59 DOM
6. 2026-06-15
   days on market $338,000 Active 58 DOM
7. 2026-06-14
   days on market $338,000 Active 56 DOM
8. 2026-06-12
   days on market $338,000 Active 55 DOM
9. 2026-06-09
   days on market $338,000 Active 52 DOM
10. 2026-06-08
    days on market $338,000 Active 51 DOM
11. 2026-06-07
    days on market $338,000 Active 50 DOM
12. 2026-06-04
    days on market $338,000 Active 46 DOM
13. 2026-06-02
    days on market $338,000 Active 45 DOM
14. 2026-06-01
    days on market $338,000 Active 44 DOM
15. 2026-05-31
    days on market $338,000 Active 43 DOM
16. 2026-05-31
    days on market $338,000 Active 42 DOM
17. 2026-04-17
    listed $338,000 New 985-char remark

    Show marketing remark (1155 chars)

    Bassett Pond Condominium! Lovely complex, set back off the road in a wooded setting! This 2 bedroom, 2 full bath Unit comes with your own covered car port for parking 1 car. Guest parking is available. Charming detached building for daily mail pick up! The spacious livingroom and hallway have been freshly carpeted. Sunroom is heated, just painted and newly carpeted also! There is a bright storage closet with window and attic access. The primary bedroom easily fits a king size bed and has a private bath, This 2nd floor unit is a perfect starter or retirement home, and comes with its own washer /dryer and storage room in the lower level. Sandy Pond Recreation area is just down the street and offers a dog park, baseball field, tennis, expansive playground and fresh water swimming! Prefer salt water beaches? Yarmouth has some of the most beautiful sandy beaches! Seagull Beach, Parkers River Beach for residents only, Bass River Beach and Grays Beach on the north side. Central to All of the Cape's Dining, and shopping options! CC Hospital is 10 minutes away! Affordable living at its best! No pets permitted. Minimum rental is 4 mos.

18. 2026-04-17
    listed $338,000 Active 1110-char remark

    Show marketing remark (1155 chars)

    Bassett Pond Condominium! Lovely complex, set back off the road in a wooded setting! This 2 bedroom, 2 full bath Unit comes with your own covered car port for parking 1 car. Guest parking is available. Charming detached building for daily mail pick up! The spacious livingroom and hallway have been freshly carpeted. Sunroom is heated, just painted and newly carpeted also! There is a bright storage closet with window and attic access. The primary bedroom easily fits a king size bed and has a private bath, This 2nd floor unit is a perfect starter or retirement home, and comes with its own washer /dryer and storage room in the lower level. Sandy Pond Recreation area is just down the street and offers a dog park, baseball field, tennis, expansive playground and fresh water swimming! Prefer salt water beaches? Yarmouth has some of the most beautiful sandy beaches! Seagull Beach, Parkers River Beach for residents only, Bass River Beach and Grays Beach on the north side. Central to All of the Cape's Dining, and shopping options! CC Hospital is 10 minutes away! Affordable living at its best! No pets permitted. Minimum rental is 4 mos.

19. 1999-11-15
    soldstatus $80,000

    Show marketing remark (153 chars)

    Presently Rented To Tenants Who Will Be Leaving Mid-april. Listing Price Includes The Painting Of The Interior,Buyers Choice Of Colors And New Carpeting.

20. 1999-05-21
    soldstatus $81,000
21. 1997-02-10
    listed $82,900

    Show marketing remark (153 chars)

    Presently Rented To Tenants Who Will Be Leaving Mid-april. Listing Price Includes The Painting Of The Interior,Buyers Choice Of Colors And New Carpeting.

22. 1991-10-02
    soldstatus $87,900

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

Tax reassessment forecast MA · Partial reset (capped growth)

• Current annual tax: $1,684 · $140/mo
• Projected year-2 tax: $2,921 · $243/mo
• Expected delta: +$1,237/yr (+$103/mo · 73.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥87°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: $35,400
• − Mortgage interest: −$18,933
• − Property taxes: −$1,684
• − Insurance: −$1,690
• − Repairs & maintenance: −$2,832
• − Management: −$2,832
• − HOA: −$5,928
• − Depreciation: −$9,833
• Taxable loss: −$8,332
• Est. tax savings @ 24.0%: +$2,000
• After-tax cash flow: $-606/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: Dennis-Yarmouth
• NCES district ID: 2504140
• Math proficiency: 31% ▼ -11.00%
• Reading proficiency: 42% ▼ -2.00%
• Median HH income: $54,049
• Composite: 31.94/100
• National rank: #5845
• State rank: #222 of 302 in MA

Livability — Yarmouth

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: West Yarmouth, MA
• Population (ZIP): 8,969

Population outlook (Barnstable County) Hauer SSP2

• Today (2025): 208,497 people
• By 2030: 202,530 · -2.9%
• By 2040: 184,936 · -11.3%
• By 2050: 167,489 · -19.7%
• By 2075: 144,938 · -30.5%
• By 2100: 117,312 · -43.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Two or more races 14% Black 9% Hispanic / Latino 3%
• Common ancestry: Estonian 8% Russian 4% Hispanic 4%
• Foreign-born: 22% · Canada
• Languages at home: 78% English-only · Other Indo-European 14% French/Haitian/Cajun 4% Russian/Polish/Slavic 3%

Political lean MEDSL · Barnstable

• 2024 margin: Strong D (+20.8) · D 59.6% · R 38.9% · Other 1.5%
• 2008→2024 swing: +6.7pp toward D · 2008: 14.0pp · 2024: 20.8pp
• All cycles: 2024: D+20.8 2020: D+24.4 2016: D+13.4 2012: D+7.6 2008: D+14.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -233.86%
• Current HPI: 378.3644
• 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

+284.5% since first listed

6 events — show timeline

• 2026-04-17 Listed $338,000 CCIMLS
• 2026-04-17 Listed $338,000 MLS PIN
• 1999-11-15 Sold (MLS) $80,000 CCIMLS
• 1999-05-21 Sold (Public Records) $81,000 Public Records
• 1997-02-10 Listed $82,900 CCIMLS
• 1991-10-02 Sold (Public Records) $87,900 Public Records

Property tax history

+6.6%/yr

Latest (2021): $1,684 · -7.6% YoY. Source: county tax records.