310 Old Chatham Rd Unit C-18 · South Dennis, MA 02660

$74,900

3 bd · 1.0 ba · 430 sqft · SingleFamily · 23 Days on market

Built 2021 Excellent condition $703/mo HOA · 49% of rent

---

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).

• 1% rule +10.0/10.0
• Cash flow +8.0/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Summers on Cape Cod are within reach with comfort and space in this Like New spacious 2BR + Loft spectacular fifth wheel. Sold turn key w/ all contents in Old Chatham Park (seasonal, NO YEAR-ROUND, NO RENTALS). Comfort of home: Tall ceilings, 3 sleep areas + sofa that fit a total of 8! The 2 closed bedrooms each have TV, Closet & storage. 1 loft + pullout sofa. Multi-zone Central A/C, heat, washer/dryer hook up, kitchen w/ island, full size refrigerator with see through drink section, gas range. Living room has Fireplace, TV, many outlets including also USB outlets. Beautiful backyard for a great outdoor set-up with stone (no mowing), outdoor furniture & firepit negotiable, picn

Key facts

• Tall ceilings
• Outdoor furniture
• Outdoor shower

Tags

• TALL CEILINGS
• MULTI-ZONE CENTRAL A/C
• FULL SIZE REFRIGERATOR
• OUTDOOR SHOWER
• FIREPLACE
• OUTDOOR FURNITURE

Property features AI

Finance

• Other: Property is on a private, paved road; Lot offers access to bike path, major highway, shopping, and public tennis; cleared lot; Zoned residential; Community pool (association); Directions available
• HOA & community: Homeowners association with amenities including pool, playground, recreation room, common area, and trash service; Annual association fee

Exterior

• Utilities: Public sewer
• Home design: Single-family residence; Built in 2021
• Construction: Flat metal roof
• Exterior features: Outdoor shower; Patio; Fenced yard; Outbuilding

Interior

• Kitchen: Kitchen island; Upgraded cabinets; Gas stove; Microwave; Refrigerator
• Bedrooms: Master bedroom on first floor with built-ins, cable TV hookup, and closet; Second bedroom on first floor with built-in features; laminate flooring; Third bedroom in loft with carpeted flooring
• Flooring: Laminate flooring; Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating present; Central air conditioning
• Interior features: Cable TV hookup; Sound system; Recessed lighting; Pantry; Linen closet; Bay/bow windows; Patio; Pets allowed
• Laundry & utility: Laundry on first floor; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-77 ($-930/yr) — negative.
• To cash-flow at today's rent, offer at most $64k (15.0% below list).
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $64k (15.0% below list) — sets the bar for cash-flow.
• Cap rate 5.1% vs local median 2.1% in South Dennis — 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 65/100 on livability (#183 in MA) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A, employment A-; Watch: schools D+, amenities F, commute 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: 28 active listings in the ZIP; 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 $518 of loan paydown is wiped out by about $2k 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 23 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 49% of rent.

Recommended offer $63,689 (15.0% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 1.93% ✓
• Cap rate: 5.05%
• Cash-on-cash: -4.43%
• DSCR: 0.80
• GRM: 4.3

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: -22.9%
• Equity multiple: 0.21×
• Total profit: $-16,618
• Equity at exit: $11,168

10-year hold

• IRR: -15.5%
• Equity multiple: 0.09×
• Total profit: $-18,981
• Equity at exit: $6,476

Cash invested: $20,972 (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 02660

• Home prices YoY: -25.4%
• Active inventory: 28
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,447 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,124/yr
• Insurance: −$31
• HOA: −$703
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $-77

Break-even live

Break-even rent $1,545

Max offer price $63,689

Occupancy floor —

Sensitivity live

Price	-10% $-26	-5% $-52	+0% $-77	+5% $-103	+10% $-129
Rent	-10% $-192	-5% $-135	+0% $-77	+5% $-20	+10% $37
Rate	-1.0pp $-40	-0.5pp $-58	base $-77	+0.5pp $-97	+1.0pp $-117

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $703 · $8,436/yr
• Likely covers: gas

Listing history 16 events

1. 2026-06-19
   days on market $74,900 Active 23 DOM
2. 2026-06-18
   days on market $74,900 Active 22 DOM
3. 2026-06-17
   days on market $74,900 Active 21 DOM
4. 2026-06-16
   days on market $74,900 Active 20 DOM
5. 2026-06-15
   days on market $74,900 Active 19 DOM
6. 2026-06-14
   days on market $74,900 Active 17 DOM
7. 2026-06-12
   days on market $74,900 Active 16 DOM
8. 2026-06-09
   days on market $74,900 Active 13 DOM
9. 2026-06-08
   days on market $74,900 Active 12 DOM
10. 2026-06-07
    days on market $74,900 Active 11 DOM
11. 2026-06-04
    days on market $74,900 Active 7 DOM
12. 2026-06-02
    days on market $74,900 Active 6 DOM
13. 2026-06-01
    days on market $74,900 Active 5 DOM
14. 2026-05-31
    days on market $74,900 Active 4 DOM
15. 2026-05-31
    days on market $74,900 Active 3 DOM
16. 2026-05-27
    listed $74,900 Active

ⓘ 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 X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,364
• − Mortgage interest: −$4,196
• − Property taxes: −$1,124
• − Insurance: −$374
• − Repairs & maintenance: −$1,389
• − Management: −$1,389
• − HOA: −$8,436
• − Depreciation: −$2,179
• Taxable loss: −$1,723
• Est. tax savings @ 24.0%: +$413
• After-tax cash flow: $-516/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 · 13 photos

Excellent 95/100 None rehab

This RV is in excellent condition with modern amenities and a well-maintained interior. It is turn-key and ready for immediate use, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Landscaping and outdoor furniture — Enhances curb appeal and outdoor living space.
• Both Add a small garden or planter box — Improves aesthetic and adds greenery to the RV's surroundings.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and outdoor furniture — Enhances curb appeal and outdoor living space. ↑
• Both Add a small garden or planter box — Improves aesthetic and adds greenery to the RV's surroundings. ↑

ⓘ 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: 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 — South Dennis

• Score: 65/100
• State rank: #183
• US rank: #12692

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Dennis, MA
• City population: 6,767
• Population (ZIP): 6,767

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% Hispanic / Latino 3% Black 2% Two or more races 1%
• Common ancestry: Slovak 7% Lithuanian 5% Romanian 3%
• Foreign-born: 4% · Canada
• Languages at home: 97% English-only · Other Indo-European 1% Spanish 1% French/Haitian/Cajun 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: ▼ -125.70%
• Current HPI: 368.8683
• 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

1 event — show timeline

• 2026-05-27 Listed $74,900 CCIMLS