222 Buck Island Rd Unit 4-5 · West Yarmouth, MA 02673

$349,900

2 bd · 1.5 ba · 1,100 sqft · Condo public records · 95 Days on market

Built 1983 $318/sqft · 11% below area Est $395k · 11% 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 +12.6/15.0
• Cash flow +8.9/30.0
• Livability +3.7/5.0
• 1% rule +3.4/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here's the one you've waited for. Well situated second floor corner unit at desirable Bassett Pond Condominiums, a wooded, well maintained complex. The unit features a large living area leading to a separate dining room. You will find an ample kitchen to the right with of it and a wonderful, bright sun room to the left with an outdoor staircase to the yard below. Bassett Pond itself with its sandy beach is steps away from the building with private access. The spacious primary bedroom includes a half bath and closet. There is a second bedroom with closet and the central bath has tub and shower. You will find washer and dryer for the unit in the lower level where this is also a private storage space with both indoor and outdoor access. Also close by is a private carport space and additional parking.Per HOA rules, no pets allowed.

Key facts

• Ample kitchen
• Large living area
• Bright sun room

Tags

• SECOND FLOOR CORNER UNIT
• LARGE LIVING AREA
• SEPARATE DINING ROOM
• AMPLE KITCHEN
• BRIGHT SUN ROOM
• PRIVATE ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $350k.

Deal economics

• At list price, monthly cash flow is $-285 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $300k (14.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $295k (15.7% below list).
• Recommended offer: $295k (15.7% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 2.9% in West Yarmouth — 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 73/100 on livability (#104 in MA) — a middle-class / working-renter tenant base. Strengths: health & safety A+, crime B, employment B; Watch: schools D+, amenities F, cost of living F.
• 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.
• Market conditions: 35 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 95 days — a 9% lower offer ($318k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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 $130k; list at $350k implies a 169% 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 (15.7% 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 95 days. Have you received any prior offers? Is the seller open to a 16% 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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?
9. 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.
10. 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.
11. 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: 0.84% ✗
• Cap rate: 5.32%
• Cash-on-cash: -3.49%
• DSCR: 0.84
• GRM: 9.9

CMA / ARV

• ARV (median comp): $394,871
• List price: $349,900
• Delta: -11.39%
• 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: -22.1%
• Equity multiple: 0.24×
• Total profit: $-74,656
• Equity at exit: $52,171

10-year hold

• IRR: -15.9%
• Equity multiple: 0.11×
• Total profit: $-87,672
• Equity at exit: $30,253

Cash invested: $97,972 (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 02673

• Active inventory: 35
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,950 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$140 /mo · $1,684/yr
• Insurance: −$146
• HOA: −$494
• Vacancy / Maint / Mgmt: −$620
• Net cashflow: $-285

Break-even live

Break-even rent $3,310

Max offer price $299,635

Occupancy floor —

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: $87,475
• Closing costs: $10,497
• 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	43d	1	1.42mi

HOA detail condo

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

Listing history 22 events

1. 2026-06-19
   days on market $349,900 Active 95 DOM
2. 2026-06-18
   days on market $349,900 Active 94 DOM
3. 2026-06-17
   days on market $349,900 Active 93 DOM
4. 2026-06-16
   days on market $349,900 Active 92 DOM
5. 2026-06-15
   days on market $349,900 Active 91 DOM
6. 2026-06-14
   days on market $349,900 Active 89 DOM
7. 2026-06-12
   days on market $349,900 Active 88 DOM
8. 2026-06-09
   days on market $349,900 Active 85 DOM
9. 2026-06-08
   days on market $349,900 Active 84 DOM
10. 2026-06-07
    days on market $349,900 Active 83 DOM
11. 2026-06-04
    days on market $349,900 Active 79 DOM
12. 2026-06-02
    days on market $349,900 Active 78 DOM
13. 2026-06-01
    days on market $349,900 Active 77 DOM
14. 2026-05-31
    days on market $349,900 Active 76 DOM
15. 2026-05-31
    days on market $349,900 Active 75 DOM
16. 2026-03-16
    listed $349,900 New 846-char remark

    Show marketing remark (846 chars)

    Here's the one you've waited for. Well situated second floor corner unit at desirable Bassett Pond Condominiums, a wooded, well maintained complex. The unit features a large living area leading to a separate dining room. You will find an ample kitchen to the right with of it and a wonderful, bright sun room to the left with an outdoor staircase to the yard below. Bassett Pond itself with its sandy beach is steps away from the building with private access. The spacious primary bedroom includes a half bath and closet. There is a second bedroom with closet and the central bath has tub and shower. You will find washer and dryer for the unit in the lower level where this is also a private storage space with both indoor and outdoor access. Also close by is a private carport space and additional parking.Per HOA rules, no pets allowed.

17. 2014-08-15
    soldstatus $130,000 1006-char remark

    Show marketing remark (1006 chars)

    You have found your dream above it all!! Enjoy pond views & serene privacy while conveniently located. Bassett Pond Condominiums, located by a 2 mile + sidewalk leading to park, tennis/basketball courts & beach encompasses features some of the best parks in Yarmouth have to offer. Enjoy the quietude of Bassett Pond Condominiums in this well situated, second floor end unit featuring extra windows and lots of natural light. This bright 2BR Condo features an open floor plan, spacious rooms including great sun room offering views of the woods out to the pond. This end unit one level condo is not to be missed ! Features include master with private half bath, ceiling fans, access within steps to Association Pond & all you must see to truly appreciate. Carport, attic and basement storage with washer and dryer complete this offering. Truly wonderful opportunity for a beautiful condo in a great location for an even greater price! Buyers/Buyers agent to verify information contained herein.

18. 2014-08-15
    soldstatus $130,000

    Show marketing remark (1006 chars)

    You have found your dream above it all!! Enjoy pond views & serene privacy while conveniently located. Bassett Pond Condominiums, located by a 2 mile + sidewalk leading to park, tennis/basketball courts & beach encompasses features some of the best parks in Yarmouth have to offer. Enjoy the quietude of Bassett Pond Condominiums in this well situated, second floor end unit featuring extra windows and lots of natural light. This bright 2BR Condo features an open floor plan, spacious rooms including great sun room offering views of the woods out to the pond. This end unit one level condo is not to be missed ! Features include master with private half bath, ceiling fans, access within steps to Association Pond & all you must see to truly appreciate. Carport, attic and basement storage with washer and dryer complete this offering. Truly wonderful opportunity for a beautiful condo in a great location for an even greater price! Buyers/Buyers agent to verify information contained herein.

19. 2014-07-31
    historical 1006-char remark

    Show marketing remark (1006 chars)

    You have found your dream above it all!! Enjoy pond views & serene privacy while conveniently located. Bassett Pond Condominiums, located by a 2 mile + sidewalk leading to park, tennis/basketball courts & beach encompasses features some of the best parks in Yarmouth have to offer. Enjoy the quietude of Bassett Pond Condominiums in this well situated, second floor end unit featuring extra windows and lots of natural light. This bright 2BR Condo features an open floor plan, spacious rooms including great sun room offering views of the woods out to the pond. This end unit one level condo is not to be missed ! Features include master with private half bath, ceiling fans, access within steps to Association Pond & all you must see to truly appreciate. Carport, attic and basement storage with washer and dryer complete this offering. Truly wonderful opportunity for a beautiful condo in a great location for an even greater price! Buyers/Buyers agent to verify information contained herein.

20. 2014-06-02
    listed $139,900
21. 2014-06-01
    listed $139,900 1006-char remark

    Show marketing remark (1006 chars)

    You have found your dream above it all!! Enjoy pond views & serene privacy while conveniently located. Bassett Pond Condominiums, located by a 2 mile + sidewalk leading to park, tennis/basketball courts & beach encompasses features some of the best parks in Yarmouth have to offer. Enjoy the quietude of Bassett Pond Condominiums in this well situated, second floor end unit featuring extra windows and lots of natural light. This bright 2BR Condo features an open floor plan, spacious rooms including great sun room offering views of the woods out to the pond. This end unit one level condo is not to be missed ! Features include master with private half bath, ceiling fans, access within steps to Association Pond & all you must see to truly appreciate. Carport, attic and basement storage with washer and dryer complete this offering. Truly wonderful opportunity for a beautiful condo in a great location for an even greater price! Buyers/Buyers agent to verify information contained herein.

22. 1996-09-24
    soldstatus $95,000

ⓘ 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: $1,684 · $140/mo
• Projected year-2 tax: $2,994 · $249/mo
• Expected delta: +$1,310/yr (+$109/mo · 77.8%)

ⓘ 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 ≥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: −$19,600
• − Property taxes: −$1,684
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,832
• − Management: −$2,832
• − HOA: −$5,928
• − Depreciation: −$10,179
• Taxable loss: −$9,404
• Est. tax savings @ 24.0%: +$2,257
• After-tax cash flow: $-1,157/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 — West Yarmouth

• Score: 73/100
• State rank: #104
• US rank: #5363

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Yarmouth, MA
• City population: 8,969
• 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

+268.3% since first listed

7 events — show timeline

• 2026-03-16 Listed $349,900 MLS PIN
• 2014-08-15 Sold (MLS) $130,000 CCIMLS
• 2014-08-15 Sold (MLS) $130,000 MLS PIN
• 2014-07-31 Listing Removed — MLS PIN
• 2014-06-02 Listed $139,900 CCIMLS
• 2014-06-01 Listed $139,900 MLS PIN
• 1996-09-24 Sold (Public Records) $95,000 Public Records

Property tax history

+6.6%/yr

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