185 Cotuit Rd Unit C-17 · Sandwich, MA 02563

$149,900

1 bd · 1.0 ba · 800 sqft · Manufactured · 23 Days on market

Built 2006 Good condition Est $199k · 25% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming waterfront Cape Cod retreat on Peters Pond in the sought-after Sun Retreats Mobile Park Community! This quaint turn key property offers the perfect blend of relaxation and family fun. Built in 2006, this 1 bedroom getaway comfortably sleeps up to 10 and features sliding glass doors leading to a deck overlooking beautiful Peters Pond. Enjoy swimming, fishing in stocked waters, kayaking, and boating right outside your door. Unwind by the fire pit or host BBQs on the spacious deck while taking in peaceful views. The resort offers activities and amenities for all ages, including a swimming pool, playground, jump pad, corn hole, dog parks, outdoor bar and dining, and live entertainment. Cruise the friendly community by golf cart, enjoy scenic walks, or drive your car with ease. Plenty of parking and close to all the Cape has to offer. A perfect Cape Cod escape for making unforgettable memories.

Key facts

• Sliding glass doors
• Swimming pool
• Spacious deck

Tags

• WATERFRONT
• TURN KEY
• SLIDING GLASS DOORS
• SPACIOUS DECK
• FIRE PIT
• SWIMMING POOL

Property features AI

Finance

• HOA & community: Homeowners association membership required; Community amenities include pool, park, walk/jog trails, laundromat, and conservation area

Exterior

• Parking: Off-street parking with 4 spaces
• Utilities: Private water; Private sewer; Gas supply available for gas range
• Home design: Mobile home with addition; Single-story/main-level living (entry on main/first level); White exterior; Has waterview (pond)
• Construction: Shingle and rubber roofs; Lead paint: none; Year built (owner provided)
• Exterior features: Enclosed porch; Exterior deck; Storage; In-ground pool; Wooded lot; Pond waterfront with direct access and nearby beach access (0 to 1/10 mile)

Interior

• Kitchen: Dining area; Open to living area with slider to exterior deck; Range, microwave, refrigerator
• Bedrooms: Main-level bedroom (1) with ceiling fan, closet, laminate flooring; Master bedroom located on main/first level with ceiling fan, closet, laminate flooring
• Flooring: Laminate flooring throughout main living areas and bedrooms
• Bathrooms: One full bathroom on main/first level with shower stall and laminate flooring
• Heating & cooling: Electric heating; Other heating (unspecified); Cooling (unspecified)
• Interior features: Sun room; Open floorplan; Deck access from living area

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $150k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 20.1% vs local median 1.5% in Sandwich — 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 75/100 on livability (#81 in MA, #4,274 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities D-, commute F, cost of living F.
• Sandwich (suburban): math 40% / reading 53% proficiency, ranked #141 of 302 in MA (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 11% free/reduced lunch — higher-income household profile.
• Market conditions: 53 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 $1k of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $147,651 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 2.33% ✓
• Cap rate: 20.13%
• Cash-on-cash: 49.44%
• DSCR: 3.20
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $199,200
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
185 Cotuit Rd Unit HL15	0.00mi	1/1.0	800 (0%)	0mo	$199,000	$249	100

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: 47.1%
• Equity multiple: 3.05×
• Total profit: $85,888
• Equity at exit: $22,351

10-year hold

• IRR: 52.8%
• Equity multiple: 6.17×
• Total profit: $216,809
• Equity at exit: $12,961

Cash invested: $41,972 (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 02563

• Active inventory: 53
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $3,500 medium
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$735
• Net cashflow: $1,729

Break-even live

Break-even rent $1,311

Max offer price $149,900

Occupancy floor 46%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
185 Cotuit Rd Unit 1 Juniper Sandwich, MA	2.0	1.0	1000	$3,500	$3.50	44d	1	0.02mi

Listing history 17 events

1. 2026-06-18
   days on market $149,900 Active 23 DOM
2. 2026-06-17
   days on market $149,900 Active 22 DOM
3. 2026-06-16
   days on market $149,900 Active 21 DOM
4. 2026-06-15
   days on market $149,900 Active 20 DOM
5. 2026-06-13
   days on market $149,900 Active 18 DOM
6. 2026-06-12
   days on market $149,900 Active 17 DOM
7. 2026-06-09
   days on market $149,900 Active 14 DOM
8. 2026-06-08
   days on market $149,900 Active 13 DOM
9. 2026-06-07
   days on market $149,900 Active 12 DOM
10. 2026-06-07
    days on market $149,900 Active 11 DOM
11. 2026-06-04
    days on market $149,900 Active 8 DOM
12. 2026-06-02
    days on market $149,900 Active 7 DOM
13. 2026-06-01
    days on market $149,900 Active 6 DOM
14. 2026-05-31
    days on market $149,900 Active 5 DOM
15. 2026-05-31
    statusdays on market $149,900 Active 4 DOM
16. 2026-05-26
    listed $149,900 New

    Show marketing remark (911 chars)

    Charming waterfront Cape Cod retreat on Peters Pond in the sought-after Sun Retreats Mobile Park Community! This quaint turn key property offers the perfect blend of relaxation and family fun. Built in 2006, this 1 bedroom getaway comfortably sleeps up to 10 and features sliding glass doors leading to a deck overlooking beautiful Peters Pond. Enjoy swimming, fishing in stocked waters, kayaking, and boating right outside your door. Unwind by the fire pit or host BBQs on the spacious deck while taking in peaceful views. The resort offers activities and amenities for all ages, including a swimming pool, playground, jump pad, corn hole, dog parks, outdoor bar and dining, and live entertainment. Cruise the friendly community by golf cart, enjoy scenic walks, or drive your car with ease. Plenty of parking and close to all the Cape has to offer. A perfect Cape Cod escape for making unforgettable memories.

17. 2026-05-26
    listed $149,900 Active 911-char remark

    Show marketing remark (911 chars)

    Charming waterfront Cape Cod retreat on Peters Pond in the sought-after Sun Retreats Mobile Park Community! This quaint turn key property offers the perfect blend of relaxation and family fun. Built in 2006, this 1 bedroom getaway comfortably sleeps up to 10 and features sliding glass doors leading to a deck overlooking beautiful Peters Pond. Enjoy swimming, fishing in stocked waters, kayaking, and boating right outside your door. Unwind by the fire pit or host BBQs on the spacious deck while taking in peaceful views. The resort offers activities and amenities for all ages, including a swimming pool, playground, jump pad, corn hole, dog parks, outdoor bar and dining, and live entertainment. Cruise the friendly community by golf cart, enjoy scenic walks, or drive your car with ease. Plenty of parking and close to all the Cape has to offer. A perfect Cape Cod escape for making unforgettable memories.

ⓘ 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 4/10 Moderate
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,000
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$3,360
• − Management: −$3,360
• − Depreciation: −$4,361
• Taxable income: $19,525
• Est. tax owed @ 24.0%: −$4,686
• After-tax cash flow: $16,063/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 · 15 photos

Good 80/100 Cosmetic rehab

This charming waterfront Cape Cod retreat is in good condition with a good condition score of 80. It is a turn-key property with a good roof, exterior, and interior. The property has a good foundation and structure, and the HVAC/mechanicals appear to be in good condition. The property has a good roof, exterior, and interior. The property has a good foundation and structure, and the HVAC/mechanicals appear to be in good condition.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Replace outdoor furniture — Improves comfort and rental appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Replace outdoor furniture — Improves comfort and rental appeal ↑

ⓘ 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: Sandwich
• NCES district ID: 2510470
• Math proficiency: 40% ▼ -14.00%
• Reading proficiency: 53% ▼ -6.00%
• Median HH income: $83,743
• Composite: 43.06/100
• National rank: #3093
• State rank: #141 of 302 in MA

Livability — Sandwich

• Score: 75/100
• State rank: #81
• US rank: #4274

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Forestdale, MA
• Population (ZIP): 10,315

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 (92%)
• Race & ethnicity: White 92% Asian 3% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Lithuanian 4% Romanian 4% Slovak 4%
• Foreign-born: 5% · Canada, China
• Languages at home: 96% English-only · Other Indo-European 2% Spanish 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: ▼ -195.52%
• Current HPI: 331.7845
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-26 Listed $149,900 CCIMLS
• 2026-05-26 Listed $149,900 MLS PIN