305 Turnpike #24 · Brockton, MA 02375

$149,000

2 bd · 2.0 ba · 999 sqft · Manufactured · 13 Days on market

Built 1971 999 sqft lot Est $188k · 21% 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 +5.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand new furnace* New windows and rubber roof* New sinks and counters* Phenomenal location in Park* Job transfer - must sell**

Key facts

• Additional room
• Updated kitchen
• Single-level living

Tags

• SINGLE-LEVEL LIVING
• UPDATED KITCHEN
• BRAND-NEW BATHROOM
• ADDITIONAL ROOM
• SEPARATE LAUNDRY ROOM
• FRONT AND BACK PORCHES

Property features AI

Finance

• HOA & community: Access to public transportation and nearby shopping; Not a senior community

Exterior

• Parking: Paved driveway; 2 open parking spaces
• Utilities: Public water; Public sewer; Electric service with circuit breakers; Gas for the range
• Home design: Mobile home; Single-story modular house; Sand beige exterior color
• Construction: Modular construction; Concrete perimeter foundation; Built (year source: owner)
• Exterior features: Front porch

Interior

• Kitchen: Range (gas)
• Flooring: Wood floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Insulated windows; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $149k.

Deal economics

• At list price, monthly cash flow is $807 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Cap rate 13.8% vs local median 4.0% in Brockton — 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 74/100 on livability (#90 in MA, #4,625 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: schools D, crime F, amenities F.
• Easton (suburban): math 51% / reading 60% proficiency, ranked #76 of 302 in MA (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: 28 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 760 units permitted in Bristol County in 2024 (142 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.
• Bristol County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 22y 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 $34k; list at $149k implies a 345% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); major wind risk, 69% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,000

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 1.67% ✓
• Cap rate: 13.80%
• Cash-on-cash: 26.82%
• DSCR: 2.19
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $187,812
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
63 4th St	0.11mi	2/1.0	980 (-2%)	1mo	$179,900	$184	87
305 Turnpike St=237 5th St #237	0.00mi	2/1.0	1,100 (+10%)	3mo	$178,000	$162	77
305 Turnpike St Unit 217 5th St	0.00mi	2/1.0	1,100 (+10%)	16mo	$207,000	$188	66
305 Turnpike St #173	0.15mi	2/1.5	887 (-11%)	13mo	$207,500	$234	62

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: 16.3%
• Equity multiple: 1.66×
• Total profit: $27,394
• Equity at exit: $22,216

10-year hold

• IRR: 24.9%
• Equity multiple: 3.17×
• Total profit: $90,535
• Equity at exit: $12,883

Cash invested: $41,720 (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 02375

• Home prices YoY: -17.9%
• Active inventory: 28
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,484 medium
• Mortgage (P&I): −$781
• Tax est. 1.5%: −$186 /mo · $2,235/yr
• Insurance: −$62
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $807

Break-even live

Break-even rent $1,462

Max offer price $149,000

Occupancy floor 62%

Sensitivity live

Price	-10% $910	-5% $859	+0% $807	+5% $756	+10% $704
Rent	-10% $611	-5% $709	+0% $807	+5% $906	+10% $1,004
Rate	-1.0pp $882	-0.5pp $845	base $807	+0.5pp $769	+1.0pp $730

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Dongary Rd South Easton, MA	2.0	1.0	850	$2,550	$3.00	5d	1	0.63mi
15 Foundry St Unit C30 South Easton, MA	2.0	1.0	945	$2,400	$2.54	11d	1	0.89mi

Listing history 8 events

1. 2026-06-21
   days on market $149,000 Active 13 DOM
2. 2026-06-18
   days on market $149,000 Active 10 DOM
3. 2026-06-17
   days on market $149,000 Active 9 DOM
4. 2026-06-16
   days on market $149,000 Active 8 DOM
5. 2026-06-15
   days on market $149,000 Active 7 DOM
6. 2026-06-13
   statusdays on market $149,000 Active 5 DOM
7. 2026-06-08
   remarks 699-char remark
8. 2026-06-08
   listed $149,000 New 1 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,807
• − Mortgage interest: −$8,346
• − Property taxes: −$2,235
• − Insurance: −$2,248
• − Repairs & maintenance: −$2,385
• − Management: −$2,385
• − Depreciation: −$4,335
• Taxable income: $7,875
• Est. tax owed @ 24.0%: −$1,890
• After-tax cash flow: $7,799/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: Easton
• NCES district ID: 2504620
• Math proficiency: 51% ▼ -15.00%
• Reading proficiency: 60% ▼ -7.00%
• Median HH income: $94,017
• Composite: 51.52/100
• National rank: #1719
• State rank: #76 of 302 in MA

Livability — Brockton

• Score: 74/100
• State rank: #90
• US rank: #4625

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 105,386
• Population (ZIP): 11,205

Population outlook (Bristol County) Hauer SSP2

• Today (2025): 570,212 people
• By 2030: 571,181 · +0.2%
• By 2040: 565,389 · -0.8%
• By 2050: 552,141 · -3.2%
• By 2075: 520,923 · -8.6%
• By 2100: 474,363 · -16.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Two or more races 8% Black 6% Hispanic / Latino 5% Asian 4%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Russian 6% Slovak 4% Lithuanian 3%
• Foreign-born: 10% · Canada, Vietnam, China
• Languages at home: 88% English-only · Other Indo-European 3% French/Haitian/Cajun 3% Spanish 2%

Political lean MEDSL · Bristol

• 2024 margin: Toss-up / Even · D 49.8% · R 48.5% · Other 1.8%
• 2008→2024 swing: -21.9pp toward R · 2008: 23.2pp · 2024: 1.3pp
• All cycles: 2024: D+1.3 2020: D+12.0 2016: D+9.3 2012: D+20.5 2008: D+23.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.89%
• Current HPI: 317.0994
• 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

+344.8% since first listed

4 events — show timeline

• 2026-06-08 Listed $149,000 MLS PIN
• 2004-12-29 Sold (MLS) $33,500 MLS PIN
• 2004-12-22 Listing Removed — MLS PIN
• 2004-12-01 Listed $33,500 MLS PIN