70 Cape Dr Unit 14D · Mashpee, MA 02649

$340,000

2 bd · 1.0 ba · 864 sqft · Townhouse public records · 107 Days on market

Built 1983 1.10 ac lot $394/sqft · 9% above area Est $313k · 9% over $497/mo HOA · 12% of rent

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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 +23.2/30.0
• DSCR +7.5/10.0
• 1% rule +6.8/10.0
• Schools +3.8/10.0
• ARV discount +3.6/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 70 Cape Drive, Apt 14D a peaceful and well-maintained 2-bedroom, 1-bathroom condo nestled in the heart of Mashpee. Offering 864 square feet of bright and functional living space, this unit is perfect as a year-round residence, weekend getaway, or investment opportunity. Located in a quiet and friendly condo community, this home is ideal for those seeking the relaxed pace and natural beauty that Cape Cod is known for.Enjoy the serenity of a well-landscaped complex surrounded by mature trees and open green space, with convenient on-site amenities such as professional property management and ample parking. Just minutes away, you’ll find the vibrant Mashpee Commons – a local favorite for shopping, dining, and entertainment – along with nearby conservation trails, golf courses, and some of the Cape’s most stunning beaches.Whether you're sipping your morning coffee on a peaceful balcony or exploring the charm of nearby coastal villages, this condo offers the perfect balance

Key facts

• Ample parking
• Open green space
• On site amenities

Tags

• QUIET CONDO COMMUNITY
• WELL LANDSCAPED COMPLEX
• MATURE TREES
• OPEN GREEN SPACE
• ON SITE AMENITIES
• AMPLE PARKING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $340k.

Deal economics

• At list price, monthly cash flow is $619 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $340k).
• Recommended offer: $309k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Mashpee (suburban): math 34% / reading 51% proficiency, ranked #183 of 302 in MA (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 140 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 107 days — a 9% lower offer ($309k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 24y 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 $187k; list at $340k implies a 81% 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 $309,400 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.18% ✓
• Cap rate: 8.48%
• Cash-on-cash: 7.80%
• DSCR: 1.35
• GRM: 7.1

CMA / ARV

• ARV (median comp): $313,126
• List price: $340,000
• Delta: 8.58%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
70 Cape Dr Unit 11D	0.00mi	2/1.0	864 (0%)	2mo	$335,000	$388	98
70 Cape Dr Unit 12C	0.00mi	2/1.0	864 (0%)	10mo	$328,000	$380	91
70 Cape Dr Unit 15A	0.00mi	2/1.0	864 (0%)	13mo	$310,000	$359	89
70 Cape Dr Unit 5B	0.00mi	2/1.0	864 (0%)	14mo	$350,000	$405	88
70 Cape Dr Unit 8C	0.00mi	2/1.0	864 (0%)	14mo	$329,900	$382	88
70 Cape Dr Unit 15D	0.00mi	2/1.0	864 (0%)	22mo	$315,000	$365	82
70 Cape Dr Unit 1B	0.00mi	2/1.0	864 (0%)	24mo	$290,000	$336	80

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: -4.4%
• Equity multiple: 0.84×
• Total profit: $-15,518
• Equity at exit: $50,695

10-year hold

• IRR: 5.4%
• Equity multiple: 1.40×
• Total profit: $37,942
• Equity at exit: $29,397

Cash invested: $95,200 (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 02649

• Home prices YoY: -32.6%
• Active inventory: 140
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $4,000 medium
• Mortgage (P&I): −$1,783
• Tax from tax record: −$120 /mo · $1,437/yr
• Insurance: −$142
• HOA: −$497
• Vacancy / Maint / Mgmt: −$840
• Net cashflow: $619

Break-even live

Break-even rent $3,217

Max offer price $340,000

Occupancy floor 80%

Sensitivity live

Price	-10% $811	-5% $715	+0% $619	+5% $522	+10% $426
Rent	-10% $303	-5% $461	+0% $619	+5% $777	+10% $935
Rate	-1.0pp $790	-0.5pp $705	base $619	+0.5pp $530	+1.0pp $441

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
87 Park Place Way Mashpee, MA	3.0	2.0	1056	$4,000	$3.79	44d	1	1.20mi

HOA detail

• Monthly dues: $497 · $5,964/yr

Listing history 31 events

1. 2026-06-21
   days on market $340,000 Active 107 DOM
2. 2026-06-18
   days on market $340,000 Active 105 DOM
3. 2026-06-17
   days on market $340,000 Active 104 DOM
4. 2026-06-16
   days on market $340,000 Active 103 DOM
5. 2026-06-15
   days on market $340,000 Active 102 DOM
6. 2026-06-13
   days on market $340,000 Active 100 DOM
7. 2026-06-12
   days on market $340,000 Active 99 DOM
8. 2026-06-09
   days on market $340,000 Active 96 DOM
9. 2026-06-08
   days on market $340,000 Active 95 DOM
10. 2026-06-07
    days on market $340,000 Active 94 DOM
11. 2026-06-05
    days on market $340,000 Active 92 DOM
12. 2026-06-04
    days on market $340,000 Active 90 DOM
13. 2026-06-02
    days on market $340,000 Active 89 DOM
14. 2026-06-01
    days on market $340,000 Active 88 DOM
15. 2026-05-31
    days on market $340,000 Active 87 DOM
16. 2026-05-31
    days on market $340,000 Active 86 DOM
17. 2026-03-05
    listed $340,000 New 1017-char remark

    Show marketing remark (1017 chars)

    Welcome to 70 Cape Drive, Apt 14D a peaceful and well-maintained 2-bedroom, 1-bathroom condo nestled in the heart of Mashpee. Offering 864 square feet of bright and functional living space, this unit is perfect as a year-round residence, weekend getaway, or investment opportunity. Located in a quiet and friendly condo community, this home is ideal for those seeking the relaxed pace and natural beauty that Cape Cod is known for.Enjoy the serenity of a well-landscaped complex surrounded by mature trees and open green space, with convenient on-site amenities such as professional property management and ample parking. Just minutes away, you’ll find the vibrant Mashpee Commons – a local favorite for shopping, dining, and entertainment – along with nearby conservation trails, golf courses, and some of the Cape’s most stunning beaches.Whether you're sipping your morning coffee on a peaceful balcony or exploring the charm of nearby coastal villages, this condo offers the perfect balance

18. 2020-09-29
    status Pending 782-char remark

    Show marketing remark (782 chars)

    Welcome to this move in ready condo at Pheasant Run that was nicely updated in 2017. This second floor unit feels larger than it is because of the cathedral ceilings and (new) skylight in the open concept kitchen/living room. Unit offers two bedrooms, one bathroom, new storm door, newer carpet, laminate flooring and tile. Hot water heater replaced in 2019 and refrigerator replaced in 2017. Unit also offers exterior access to a deck area. Complex has a basement (exterior access) with a private storage area for the unit along with washing machine and dryer hookup. Complex is close to Mashpee Commons, shopping, mini golf and more! Pets allowed with condo approval. Possibly good as a rental, second home, or year round property! Buyers/Buyer's Agent to verify all information.

19. 2020-09-29
    soldstatus $187,350 Sold

    Show marketing remark (782 chars)

    Welcome to this move in ready condo at Pheasant Run that was nicely updated in 2017. This second floor unit feels larger than it is because of the cathedral ceilings and (new) skylight in the open concept kitchen/living room. Unit offers two bedrooms, one bathroom, new storm door, newer carpet, laminate flooring and tile. Hot water heater replaced in 2019 and refrigerator replaced in 2017. Unit also offers exterior access to a deck area. Complex has a basement (exterior access) with a private storage area for the unit along with washing machine and dryer hookup. Complex is close to Mashpee Commons, shopping, mini golf and more! Pets allowed with condo approval. Possibly good as a rental, second home, or year round property! Buyers/Buyer's Agent to verify all information.

20. 2020-09-29
    soldstatus $187,350 Closed 782-char remark

    Show marketing remark (782 chars)

    Welcome to this move in ready condo at Pheasant Run that was nicely updated in 2017. This second floor unit feels larger than it is because of the cathedral ceilings and (new) skylight in the open concept kitchen/living room. Unit offers two bedrooms, one bathroom, new storm door, newer carpet, laminate flooring and tile. Hot water heater replaced in 2019 and refrigerator replaced in 2017. Unit also offers exterior access to a deck area. Complex has a basement (exterior access) with a private storage area for the unit along with washing machine and dryer hookup. Complex is close to Mashpee Commons, shopping, mini golf and more! Pets allowed with condo approval. Possibly good as a rental, second home, or year round property! Buyers/Buyer's Agent to verify all information.

21. 2020-09-29
    soldstatus $187,350

    Show marketing remark (782 chars)

    Welcome to this move in ready condo at Pheasant Run that was nicely updated in 2017. This second floor unit feels larger than it is because of the cathedral ceilings and (new) skylight in the open concept kitchen/living room. Unit offers two bedrooms, one bathroom, new storm door, newer carpet, laminate flooring and tile. Hot water heater replaced in 2019 and refrigerator replaced in 2017. Unit also offers exterior access to a deck area. Complex has a basement (exterior access) with a private storage area for the unit along with washing machine and dryer hookup. Complex is close to Mashpee Commons, shopping, mini golf and more! Pets allowed with condo approval. Possibly good as a rental, second home, or year round property! Buyers/Buyer's Agent to verify all information.

22. 2020-08-30
    status Under Agreement
23. 2020-08-17
    historical 782-char remark

    Show marketing remark (782 chars)

    Welcome to this move in ready condo at Pheasant Run that was nicely updated in 2017. This second floor unit feels larger than it is because of the cathedral ceilings and (new) skylight in the open concept kitchen/living room. Unit offers two bedrooms, one bathroom, new storm door, newer carpet, laminate flooring and tile. Hot water heater replaced in 2019 and refrigerator replaced in 2017. Unit also offers exterior access to a deck area. Complex has a basement (exterior access) with a private storage area for the unit along with washing machine and dryer hookup. Complex is close to Mashpee Commons, shopping, mini golf and more! Pets allowed with condo approval. Possibly good as a rental, second home, or year round property! Buyers/Buyer's Agent to verify all information.

24. 2020-08-16
    historical Contingent
25. 2020-08-11
    listed $190,000 Active 782-char remark

    Show marketing remark (782 chars)

    Welcome to this move in ready condo at Pheasant Run that was nicely updated in 2017. This second floor unit feels larger than it is because of the cathedral ceilings and (new) skylight in the open concept kitchen/living room. Unit offers two bedrooms, one bathroom, new storm door, newer carpet, laminate flooring and tile. Hot water heater replaced in 2019 and refrigerator replaced in 2017. Unit also offers exterior access to a deck area. Complex has a basement (exterior access) with a private storage area for the unit along with washing machine and dryer hookup. Complex is close to Mashpee Commons, shopping, mini golf and more! Pets allowed with condo approval. Possibly good as a rental, second home, or year round property! Buyers/Buyer's Agent to verify all information.

26. 2020-08-10
    listed $190,000 New
27. 2004-08-27
    soldstatus $183,000
28. 2004-06-21
    listed $186,900
29. 2002-11-01
    soldstatus $145,000
30. 2002-11-01
    soldstatus $145,000
31. 2002-05-04
    listed $150,000

ⓘ 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: $1,437 · $120/mo
• Projected year-2 tax: $2,810 · $234/mo
• Expected delta: +$1,372/yr (+$114/mo · 95.5%)

ⓘ 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 ≥88°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $48,000
• − Mortgage interest: −$19,045
• − Property taxes: −$1,437
• − Insurance: −$1,700
• − Repairs & maintenance: −$3,840
• − Management: −$3,840
• − HOA: −$5,964
• − Depreciation: −$9,891
• Taxable income: $2,283
• Est. tax owed @ 24.0%: −$548
• After-tax cash flow: $6,875/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: Mashpee
• NCES district ID: 2507440
• Math proficiency: 34% ▼ -16.00%
• Reading proficiency: 51% ▼ -2.00%
• Median HH income: $65,376
• Composite: 37.97/100
• National rank: #4299
• State rank: #183 of 302 in MA

Livability — Mashpee

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 15,234

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 (88%)
• Race & ethnicity: White 88% Two or more races 5% Black 2% Hispanic / Latino 2% Native American 2%
• Common ancestry: Lithuanian 5% Russian 5% Romanian 4%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1% 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: ▼ -159.04%
• Current HPI: 328.8662
• 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

+126.7% since first listed

15 events — show timeline

• 2026-03-05 Listed $340,000 MLS PIN
• 2020-09-29 Pending — CCIMLS
• 2020-09-29 Sold (Public Records) $187,350 Public Records
• 2020-09-29 Sold (MLS) $187,350 CCIMLS
• 2020-09-29 Sold (MLS) $187,350 MLS PIN
• 2020-08-30 Pending — MLS PIN
• 2020-08-17 Listing Removed — CCIMLS
• 2020-08-16 Contingent — MLS PIN
• 2020-08-11 Listed $190,000 CCIMLS
• 2020-08-10 Listed $190,000 MLS PIN
• 2004-08-27 Sold (MLS) $183,000 CCIMLS
• 2004-06-21 Listed $186,900 CCIMLS
• 2002-11-01 Sold (Public Records) $145,000 Public Records
• 2002-11-01 Sold (MLS) $145,000 CCIMLS
• 2002-05-04 Listed $150,000 CCIMLS

Property tax history

+7.4%/yr

Latest (2023): $1,437 · +4.0% YoY. Source: county tax records.