181 Boston Post Rd East #34 · Marlborough, MA 01752

$129,999

2 bd · 1.0 ba · 800 sqft · Manufactured · 66 Days on market

Built 1970 $162/sqft · at area comps Est $127k · at est. $1005/mo HOA · 39% of rent ↓ 12% since listing

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Why this score? — see what drove the C- 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 +19.2/30.0
• 1% rule +10.0/10.0
• ARV discount +6.3/15.0
• DSCR +6.1/10.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully updated and truly unique mobile home that offers far more than meets the eye! This 2-bedroom, 1-bath home features stunning tray ceilings that add character and style rarely found in homes of this kind.Step inside to a bright and inviting living space, perfect for comfortable everyday living. The real standout is the finished lower level, offering a versatile bonus area complete with a custom designer walk-in closet—ideal for additional living space, storage, or a private retreat.Conveniently located close to shopping, restaurants, and major routes, this home combines affordability with standout features and a prime location.? Far more than just a mobile home—this is one you don’t want to miss! Updates include new boiler and insulation

Key facts

• Versatile bonus area
• Prime location
• Tray ceilings

Tags

• TRAY CEILINGS
• FINISHED LOWER LEVEL
• CUSTOM DESIGNER WALK-IN CLOSET
• VERSATILE BONUS AREA
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $141 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 3.4% in Marlborough — 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 76/100 on livability (#59 in MA, #3,372 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: crime C-, amenities F, cost of living F.
• Marlborough (suburban): math 23% / reading 34% proficiency, ranked #250 of 302 in MA (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+1.2%/yr); 62 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 3,670 units permitted in Middlesex County in 2024 (2,611 in 5+ unit buildings).
• This rent runs 34% of the median local income ($92k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Middlesex County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 39% of rent.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,199 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.99% ✓
• Cap rate: 7.59%
• Cash-on-cash: 4.64%
• DSCR: 1.21
• GRM: 4.2

CMA / ARV

• ARV (median comp): $126,610
• List price: $129,999
• Delta: 2.68%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13 Vals Ln	0.25mi	2/1.0	784 (-2%)	6mo	$121,000	$154	80
181 Boston Post Rd E #52	0.00mi	2/2.0	900 (+12%)	9mo	$145,000	$161	67
100 Phelps St #3	0.10mi	2/1.0	908 (+14%)	10mo	$60,000	$66	65
181 Boston Post Rd #45	0.00mi	2/1.0	900 (+12%)	19mo	$60,000	$67	64
181 Boston Post Rd #50	0.00mi	2/2.0	910 (+14%)	18mo	$185,000	$203	58

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 · 1.16% rent growth · sell at horizon

5-year hold

• IRR: -12.7%
• Equity multiple: 0.56×
• Total profit: $-16,140
• Equity at exit: $19,383

10-year hold

• IRR: -9.7%
• Equity multiple: 0.49×
• Total profit: $-18,436
• Equity at exit: $11,240

Cash invested: $36,400 (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 01752

• Rents YoY: 1.2%
• Active inventory: 62
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $2,588 high
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$1,005
• Vacancy / Maint / Mgmt: −$543
• Net cashflow: $141

Break-even live

Break-even rent $2,409

Max offer price $129,999

Occupancy floor 90%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
339 Boston Post Rd E Marlborough, MA	1.0–3.0	1.0–2.0	1160	$3,727	$3.21	2d	27	0.38mi
447 Boston Post Rd E Marlborough, MA	1.0	1.0	750	$1,955	$2.61	2d	1	0.55mi
750 Farm Rd #128 Marlborough, MA	2.0	1.0	848	$2,800	$3.30	18d	1	0.67mi
740 Farm Rd Marlborough, MA	2.0	1.0	619	$2,209	$3.57	2d	12	0.67mi
39 Briarwood Ln Marlborough, MA	1.0	1.0	625	$2,119	$3.39	2d	5	0.73mi
19 Royal Crest Dr Marlborough, MA	1.0–2.0	1.0	850	$2,380	$2.80	2d	61	0.82mi
586 Boston Post Rd E #6 Marlborough, MA	2.0	1.0	859	$2,050	$2.39	44d	1	0.91mi
57 Main St Marlborough, MA	1.0–3.0	1.0–2.0	937	$3,550	$3.79	2d	90	1.07mi
688 Boston Post Rd E #223 Marlborough, MA	2.0	1.0	924	$2,100	$2.27	44d	1	1.08mi
175 Maple St Marlborough, MA	2.0	2.0	1121	$2,500	$2.23	2d	1	1.10mi
3 Farmhouse Ln Marlborough, MA	1.0–2.0	1.0–2.0	996	$3,063	$3.07	2d	5	1.26mi

HOA detail

• Monthly dues: $1,005 · $12,060/yr

Listing history 17 events

1. 2026-06-18
   days on market $129,999 Active 66 DOM
2. 2026-06-17
   days on market $129,999 Active 65 DOM
3. 2026-06-16
   days on market $129,999 Active 64 DOM
4. 2026-06-15
   statusdays on market $129,999 Active 63 DOM
5. 2026-06-13
   pricestatusdays on market $129,999 Price Changed 61 DOM
6. 2026-06-09
   days on market $139,900 Active 57 DOM
7. 2026-06-08
   days on market $139,900 Active 56 DOM
8. 2026-06-07
   days on market $139,900 Active 55 DOM
9. 2026-06-04
   days on market $139,900 Active 52 DOM
10. 2026-06-03
    days on market $139,900 Active 51 DOM
11. 2026-06-02
    days on market $139,900 Active 50 DOM
12. 2026-06-01
    days on market $139,900 Active 49 DOM
13. 2026-05-31
    days on market $139,900 Active 48 DOM
14. 2026-05-08
    status Back On Market 791-char remark

    Show marketing remark (791 chars)

    Welcome to this beautifully updated and truly unique mobile home that offers far more than meets the eye! This 2-bedroom, 1-bath home features stunning tray ceilings that add character and style rarely found in homes of this kind.Step inside to a bright and inviting living space, perfect for comfortable everyday living. The real standout is the finished lower level, offering a versatile bonus area complete with a custom designer walk-in closet—ideal for additional living space, storage, or a private retreat.Conveniently located close to shopping, restaurants, and major routes, this home combines affordability with standout features and a prime location.? Far more than just a mobile home—this is one you don’t want to miss! Updates include new boiler and insulation

15. 2026-04-18
    status Under Agreement 791-char remark

    Show marketing remark (791 chars)

    Welcome to this beautifully updated and truly unique mobile home that offers far more than meets the eye! This 2-bedroom, 1-bath home features stunning tray ceilings that add character and style rarely found in homes of this kind.Step inside to a bright and inviting living space, perfect for comfortable everyday living. The real standout is the finished lower level, offering a versatile bonus area complete with a custom designer walk-in closet—ideal for additional living space, storage, or a private retreat.Conveniently located close to shopping, restaurants, and major routes, this home combines affordability with standout features and a prime location.? Far more than just a mobile home—this is one you don’t want to miss! Updates include new boiler and insulation

16. 2026-04-06
    price $145,000 791-char remark

    Show marketing remark (791 chars)

    Welcome to this beautifully updated and truly unique mobile home that offers far more than meets the eye! This 2-bedroom, 1-bath home features stunning tray ceilings that add character and style rarely found in homes of this kind.Step inside to a bright and inviting living space, perfect for comfortable everyday living. The real standout is the finished lower level, offering a versatile bonus area complete with a custom designer walk-in closet—ideal for additional living space, storage, or a private retreat.Conveniently located close to shopping, restaurants, and major routes, this home combines affordability with standout features and a prime location.? Far more than just a mobile home—this is one you don’t want to miss! Updates include new boiler and insulation

17. 2026-03-24
    listed $165,000 New 791-char remark

    Show marketing remark (791 chars)

    Welcome to this beautifully updated and truly unique mobile home that offers far more than meets the eye! This 2-bedroom, 1-bath home features stunning tray ceilings that add character and style rarely found in homes of this kind.Step inside to a bright and inviting living space, perfect for comfortable everyday living. The real standout is the finished lower level, offering a versatile bonus area complete with a custom designer walk-in closet—ideal for additional living space, storage, or a private retreat.Conveniently located close to shopping, restaurants, and major routes, this home combines affordability with standout features and a prime location.? Far more than just a mobile home—this is one you don’t want to miss! Updates include new boiler and insulation

ⓘ 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

• 🌡 Heat 5/10 Major
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,053
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$2,484
• − Management: −$2,484
• − HOA: −$12,060
• − Depreciation: −$3,782
• Taxable income: $360
• Est. tax owed @ 24.0%: −$86
• After-tax cash flow: $1,604/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: Marlborough
• NCES district ID: 2507320
• Math proficiency: 23% ▼ -14.00%
• Reading proficiency: 34% ▼ -9.00%
• Median HH income: $71,601
• Composite: 26.98/100
• National rank: #7072
• State rank: #250 of 302 in MA

Livability — Marlborough

• Score: 76/100
• State rank: #59
• US rank: #3372

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marlborough, MA
• County: Middlesex County · 1,437,704 people
• City population: 41,647
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 41,647
• Household income: $91,968
• Rent vs Own: 44.0% rent · 56.0% own
• Severe rent burden: 2171.0

Population outlook (Middlesex County) Hauer SSP2

• Today (2025): 1,740,269 people
• By 2030: 1,817,187 · +4.4%
• By 2040: 1,963,195 · +12.8%
• By 2050: 2,087,461 · +20.0%
• By 2075: 2,344,036 · +34.7%
• By 2100: 2,383,776 · +37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 59% Hispanic / Latino 17% Two or more races 16% Asian 5% Black 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Estonian 11% Lithuanian 4% Russian 3%
• Foreign-born: 29% · Canada, China, Jamaica
• Languages at home: 60% English-only · Other Indo-European 20% Spanish 15% French/Haitian/Cajun 1%

Political lean MEDSL · Middlesex

• 2024 margin: Solid D (+39.5) · D 68.5% · R 29.0% · Other 2.5%
• 2008→2024 swing: +9.3pp toward D · 2008: 30.1pp · 2024: 39.5pp
• All cycles: 2024: D+39.5 2020: D+45.2 2016: D+38.1 2012: D+26.9 2008: D+30.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -415.20%
• Current HPI: 269.0905
• Rent YoY: ▲ 1.16%
• 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

-12.1% since first listed

4 events — show timeline

• 2026-05-08 Relisted — MLS PIN
• 2026-04-18 Pending — MLS PIN
• 2026-04-06 Price Changed $145,000 MLS PIN
• 2026-03-24 Listed $165,000 MLS PIN