70 Cape Dr Unit 8B · Mashpee, MA 02649

$325,000

2 bd · 1.0 ba · 864 sqft · Condo public records · 14 Days on market

Built 1983 $497/mo HOA · 12% of rent

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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 +25.0/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Schools +3.8/10.0
• 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

Welcome home to this cute 2 bedroom 1 bath ground level condo located minutes from Mashpee Commons in Pheasant Run. Newer windows and slider. Custom poplar wood counter top and breakfast bar. Complex has a basement (exterior access) with a private storage area for the unit along with washing machine and dryer hookup. Close to shopping, mini golf, and more! Association amenities offesr tennis courts and a pool.

Key facts

• Community pool
• Near beaches
• Tennis courts

Tags

• PRIVATE PATIO
• COMMUNITY POOL
• TENNIS COURTS
• ADDITIONAL STORAGE
• NEAR MASHPEE COMMONS
• NEAR BEACHES

Property features AI

Finance

• Other: Address: 70 Cape Dr Unit 8B, Mashpee, MA 02649; Directions: Route 28 to Cape Dr., second entrance on the left, Building 8 on the left
• HOA & community: Association fee of $497; Association covers road maintenance and snow removal; Community amenities include pool and tennis courts; Pets allowed; Not a senior community

Exterior

• Parking: 2 assigned parking spaces plus guest parking
• Utilities: Public water; Private sewer
• Home design: Condominium garden-style unit; Single-story (1 story); Entry on level 1; No unit below
• Construction: Located in the Pheasant Run building; Built (year from public records)
• Exterior features: Patio; Association-maintained in-ground pool; Tennis courts

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Heating present
• Interior features: Total of 4 rooms; Basement present

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $325k.

Deal economics

• At list price, monthly cash flow is $705 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $325k).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Mashpee (suburban): math 34% / reading 51% proficiency, ranked #183 of 302 in MA (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 140 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 26y 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 $210k; list at $325k implies a 55% 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 $325,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.23% ✓
• Cap rate: 8.90%
• Cash-on-cash: 9.30%
• DSCR: 1.41
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -2.2%
• Equity multiple: 0.92×
• Total profit: $-7,579
• Equity at exit: $48,459

10-year hold

• IRR: 7.5%
• Equity multiple: 1.57×
• Total profit: $51,979
• Equity at exit: $28,100

Cash invested: $91,000 (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 02649

• Home prices YoY: -32.6%
• Active inventory: 140
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $4,000 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$118 /mo · $1,420/yr
• Insurance: −$135
• HOA: −$497
• Vacancy / Maint / Mgmt: −$840
• Net cashflow: $705

Break-even live

Break-even rent $3,108

Max offer price $325,000

Occupancy floor 77%

Sensitivity live

Price	-10% $889	-5% $797	+0% $705	+5% $613	+10% $521
Rent	-10% $389	-5% $547	+0% $705	+5% $863	+10% $1,021
Rate	-1.0pp $869	-0.5pp $788	base $705	+0.5pp $621	+1.0pp $535

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
87 Park Place Way Mashpee, MA	3.0	2.0	1056	$4,000	$3.79	44d	1	1.20mi

HOA detail condo

• Monthly dues: $497 · $5,964/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-06-21
   days on market $325,000 Active 14 DOM
2. 2026-06-18
   days on market $325,000 Active 12 DOM
3. 2026-06-17
   days on market $325,000 Active 11 DOM
4. 2026-06-16
   days on market $325,000 Active 10 DOM
5. 2026-06-15
   days on market $325,000 Active 9 DOM
6. 2026-06-13
   days on market $325,000 Active 7 DOM
7. 2026-06-12
   statusdays on market $325,000 Active 6 DOM
8. 2026-06-09
   days on market $325,000 New 3 DOM
9. 2026-06-08
   days on market $325,000 New 2 DOM
10. 2026-06-07
    remarks 430-char remark
11. 2026-06-07
    listed $325,000 New 1 DOM

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

Tax reassessment forecast MA · Partial reset (capped growth)

• Current annual tax: $1,420 · $118/mo
• Projected year-2 tax: $2,709 · $226/mo
• Expected delta: +$1,289/yr (+$107/mo · 90.8%)

ⓘ 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 ≥88°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $48,000
• − Mortgage interest: −$18,205
• − Property taxes: −$1,420
• − Insurance: −$1,625
• − Repairs & maintenance: −$3,840
• − Management: −$3,840
• − HOA: −$5,964
• − Depreciation: −$9,455
• Taxable income: $3,651
• Est. tax owed @ 24.0%: −$876
• After-tax cash flow: $7,583/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: Mashpee
• NCES district ID: 2507440
• Math proficiency: 34% ▼ -16.00%
• Reading proficiency: 51% ▼ -2.00%
• Median HH income: $65,376
• Composite: 37.97/100
• National rank: #4299
• State rank: #183 of 302 in MA

Livability — Mashpee

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

Census & demographics

• Population (ZIP): 15,234

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 (88%)
• Race & ethnicity: White 88% Two or more races 5% Black 2% Hispanic / Latino 2% Native American 2%
• Common ancestry: Lithuanian 5% Russian 5% Romanian 4%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1% Russian/Polish/Slavic 1%

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: ▼ -159.04%
• Current HPI: 328.8662
• 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

+291.6% since first listed

18 events — show timeline

• 2026-06-06 Listed $325,000 MLS PIN
• 2021-08-06 Sold (Public Records) $210,000 Public Records
• 2021-08-06 Sold (MLS) $210,000 CCIMLS
• 2021-06-23 Pending — CCIMLS
• 2021-06-22 Listed $205,000 CCIMLS
• 2019-12-13 Sold (Public Records) $178,500 Public Records
• 2019-12-13 Sold (MLS) $178,500 CCIMLS
• 2019-12-13 Sold (MLS) $178,500 MLS PIN
• 2019-10-31 Pending — MLS PIN
• 2019-10-31 Pending — CCIMLS
• 2019-10-30 Listed $178,500 MLS PIN
• 2019-10-28 Listed $178,500 CCIMLS
• 2004-02-17 Sold (MLS) $158,000 CCIMLS
• 2003-10-12 Listed $164,900 CCIMLS
• 2001-04-19 Sold (Public Records) $95,000 Public Records
• 2001-04-19 Sold (MLS) $95,000 CCIMLS
• 2000-10-03 Listed $99,900 CCIMLS
• 1987-06-09 Sold (Public Records) $83,000 Public Records

Property tax history

+7.4%/yr

Latest (2023): $1,420 · +4.0% YoY. Source: county tax records.