10-12 Hiramar Rd · Barnstable Town, MA 02601

$625,000

4 bd · 2.0 ba · 1,440 sqft · MultiFamily public records · 134 Days on market

Built 1945 8,276 sqft lot $434/sqft · 9% above area Est $575k · 9% over

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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 +24.5/30.0
• DSCR +7.9/10.0
• 1% rule +5.2/10.0
• ARV discount +3.6/15.0
• Livability +3.3/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Excellent Investment Opportunity in the Heart of Hyannis! This well-located duplex offers 4 bedrooms and 2 bathrooms, making it an ideal opportunity for investors. Each unit provides comfortable living space with strong rental potential in a high-demand area. Situated in the center of Hyannis, this property is close to Main Street, shopping, dining, ferries, beaches, and public transportation, an unbeatable location for long-term rentals. If you're looking to expand your portfolio, this duplex offers versatility, steady income potential, and future upside.

Key facts

• Close to main street
• High-demand area
• 8,276 sq ft lot

Tags

• STRONG RENTAL POTENTIAL
• HIGH-DEMAND AREA
• CLOSE TO MAIN STREET
• STEADY INCOME POTENTIAL

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $625k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $642/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $625k).
• Recommended offer: $550k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 3.1% in Barnstable Town — 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 66/100 on livability (#169 in MA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A-, commute B+; Watch: amenities F, cost of living F, health & safety D-.
• Barnstable (urban): math 25% / reading 42% proficiency, ranked #237 of 302 in MA (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 44 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 657 units permitted in Barnstable County in 2024 (178 in 5+ unit buildings).
• At $6,382/mo this rent would consume 125% of the median local household income ($61k/yr) (locally 1557% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $19k 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 134 days — a 12% lower offer ($550k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y 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 $212k; list at $625k implies a 195% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $550,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 1.02% ✓
• Cap rate: 8.76%
• Cash-on-cash: 8.80%
• DSCR: 1.39
• GRM: 8.2

CMA / ARV

• ARV (median comp): $575,437
• List price: $625,000
• Delta: 8.61%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
406 Bearses Way	0.03mi	4/2.0	1,440 (0%)	11mo	$581,000	$403	89
406 Bearses Way	0.03mi	4/2.0	1,440 (0%)	11mo	$581,000	$403	89

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: -3.0%
• Equity multiple: 0.89×
• Total profit: $-19,755
• Equity at exit: $93,190

10-year hold

• IRR: 6.7%
• Equity multiple: 1.50×
• Total profit: $87,081
• Equity at exit: $54,039

Cash invested: $175,000 (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 02601

• Home prices YoY: -25.1%
• Active inventory: 44
• Price-to-rent: 16.3×

Monthly cashflow live

• Estimated rent: $6,382 medium
• Mortgage (P&I): −$3,278
• Tax from tax record: −$220 /mo · $2,639/yr
• Insurance: −$260
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,340
• Net cashflow: $1,284

Break-even live

Break-even rent $4,757

Max offer price $625,000

Occupancy floor 75%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$6,382
Total (2 units)			$6,382

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: $156,250
• Closing costs: $18,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7 General Patton Dr Hyannis, MA	3.0	1.5	1005	$2,800	$2.79	43d	1	0.17mi
310 Barnstable Rd Hyannis, MA	3.0	2.0	1022	$3,000	$2.94	43d	1	0.63mi
24 Crocker St Unit A4 Hyannis, MA	4.0	1.5	1000	$2,950	$2.95	43d	1	1.09mi
99 Wilkens Ln Hyannis, MA	3.0	1.0–2.0	1002	$4,790	$4.78	43d	31	1.32mi

Listing history 12 events

1. 2026-01-12
   listed $625,000 New 562-char remark

   Show marketing remark (562 chars)

   Excellent Investment Opportunity in the Heart of Hyannis! This well-located duplex offers 4 bedrooms and 2 bathrooms, making it an ideal opportunity for investors. Each unit provides comfortable living space with strong rental potential in a high-demand area. Situated in the center of Hyannis, this property is close to Main Street, shopping, dining, ferries, beaches, and public transportation, an unbeatable location for long-term rentals. If you're looking to expand your portfolio, this duplex offers versatility, steady income potential, and future upside.

2. 2020-03-17
   historical
3. 2020-03-17
   historical
4. 2019-09-04
   historical
5. 2018-01-31
   soldstatus $212,000 Sold
6. 2017-11-08
   status Under Agreement
7. 2017-11-08
   listed $215,000 New
8. 2006-04-12
   listed $249,900
9. 2006-01-20
   listed $269,000
10. 2005-10-19
    soldstatus $218,000
11. 2005-10-03
    listed $259,999
12. 1990-08-15
    soldstatus $94,000

ⓘ 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: $2,639 · $220/mo
• Projected year-2 tax: $5,163 · $430/mo
• Expected delta: +$2,524/yr (+$210/mo · 95.7%)

ⓘ 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 5/10 Major 7 d/yr ≥88°F today · 18 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: $76,584
• − Mortgage interest: −$35,010
• − Property taxes: −$2,639
• − Insurance: −$3,125
• − Repairs & maintenance: −$6,127
• − Management: −$6,127
• − Depreciation: −$18,182
• Taxable income: $5,375
• Est. tax owed @ 24.0%: −$1,290
• After-tax cash flow: $14,117/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: Barnstable
• NCES district ID: 2502310
• Math proficiency: 25% ▼ -20.00%
• Reading proficiency: 42% ▼ -9.00%
• Median HH income: $61,692
• Composite: 30.16/100
• National rank: #6322
• State rank: #237 of 302 in MA

Livability — Barnstable Town

• Score: 66/100
• State rank: #169
• US rank: #11289

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Barnstable Town, MA
• County: Barnstable County · 16,071 people
• City population: 48,715
• Metro: Barnstable Town, MA
• Population (ZIP): 16,071
• Household income: $61,143
• Rent vs Own: 47.8% rent · 52.2% own
• Severe rent burden: 1557.0

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 54% Two or more races 15% Black 14% Hispanic / Latino 12% Asian 2%
• Hispanic origin (detail): Puerto Rican 2% Dominican 1%
• Common ancestry: Estonian 11% Russian 5% Lithuanian 4%
• Foreign-born: 32% · Canada, Dominican Republic, Vietnam
• Languages at home: 66% English-only · Other Indo-European 20% Spanish 7% 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: ▼ -128.47%
• Current HPI: 383.3481
• Rent YoY: —
• Metro: Barnstable Town, MA
• 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

+564.9% since first listed

12 events — show timeline

• 2026-01-12 Listed $625,000 MLS PIN
• 2020-03-17 Listing Removed — CCIMLS
• 2020-03-17 Listing Removed — CCIMLS
• 2019-09-04 Listing Removed — CCIMLS
• 2018-01-31 Sold (MLS) $212,000 MLS PIN
• 2017-11-08 Pending — MLS PIN
• 2017-11-08 Listed $215,000 MLS PIN
• 2006-04-12 Listed $249,900 CCIMLS
• 2006-01-20 Listed $269,000 CCIMLS
• 2005-10-19 Sold (Public Records) $218,000 Public Records
• 2005-10-03 Listed $259,999 CCIMLS
• 1990-08-15 Sold (Public Records) $94,000 Public Records

Property tax history

+4.7%/yr

Latest (2023): $2,639 · -15.3% YoY. Source: county tax records.