160 Washington #21 · North Attleborough Town, MA 02762

$119,000

2 bd · 1.0 ba · 780 sqft · Manufactured · 47 Days on market

Built 1963 Est $157k · 24% under $553/mo HOA · 22% of rent

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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 +4.8/10.0
• 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 this over 55 community. Sunny, bright single wide. Open living room, eat in kitchen floor plan. 2 bedrooms, one large bath with laundry. 2 year old furnace and double lined oil tank, kerosene heat, propane hot water and cooking. Pitched roof, some replacement windows. Affordable living in this conveniently located over 55 community. All appliances remain as gifts with no warranties. $365 monthly fee covers taxes, water, sewer, road maintenance, trash removal.

Key facts

• Garden area
• New water heater
• Hook ups in bathroom

Tags

• NEW WATER HEATER
• NEW PIPES
• HOOK UPS IN BATHROOM
• GAS RANGE FOR COOKING
• REPLACEMENT WINDOWS
• GARDEN AREA

Property features AI

Finance

• Other: Building area of 780 (above grade finished area)
• Financial info: No investor or rental income details provided
• HOA & community: Homeowners association membership required; Association fee of $553; Senior community

Exterior

• Parking: 2 open parking spaces
• Security: No security details provided
• Utilities: Public water; Public sewer; Circuit breaker electric; Gas hookup available for gas range
• Home design: Mobile home; White exterior color; Single-story (mobile home)
• Construction: Shingle roof; Built (year source: owner, actual year not specified)
• Exterior features: Enclosed porch; Storage; Garden; Wooded lot; Private road frontage

Interior

• Kitchen: Refrigerator
• Bedrooms: No specific bedroom breakdown provided
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating; Window air conditioning unit(s)
• Interior features: Total of 4 rooms; Enclosed porch; Storage space; Garden
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $119k.

Deal economics

• At list price, monthly cash flow is $620 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $119k).
• Recommended offer: $115k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.5% vs local median 2.9% in North Attleborough 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Plainville (suburban): math 44% / reading 61% proficiency, ranked #99 of 302 in MA (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: Anna Ware Jackson (math 47% / reading 72%, grade B-, #167 of 938 statewide, top 21%, 293 students, 0% FRL); Beatrice H Wood Elementary (math 43% / reading 59%, grade C-, #315 of 938 statewide, top 34%, 355 students, 0% FRL); King Philip Regional High (math 69% / reading 84%, grade A-, #58 of 343 statewide, top 17%, 1,142 students, 0% FRL).
• Market conditions: 14 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 958 units permitted in Norfolk County in 2024 (305 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Norfolk County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $40k; list at $119k implies a 198% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,430 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 2.12% ✓
• Cap rate: 12.55%
• Cash-on-cash: 22.34%
• DSCR: 1.99
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $156,780
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
67 Longview Dr #67	0.01mi	1/1.0 (-1)	744 (-5%)	4mo	$155,000	$208	84
160 Washington St #65	0.00mi	2/1.0	720 (-8%)	7mo	$145,000	$201	81
160 Washington St #36	0.05mi	2/1.0	840 (+8%)	7mo	$155,000	$185	79

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: 15.4%
• Equity multiple: 1.62×
• Total profit: $20,602
• Equity at exit: $17,743

10-year hold

• IRR: 24.2%
• Equity multiple: 3.11×
• Total profit: $70,346
• Equity at exit: $10,289

Cash invested: $33,320 (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 02762

• Home prices YoY: -29.4%
• Active inventory: 14
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $2,526 medium
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• HOA: −$553
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $620

Break-even live

Break-even rent $1,741

Max offer price $119,000

Occupancy floor 70%

Sensitivity live

Price	-10% $703	-5% $661	+0% $620	+5% $579	+10% $538
Rent	-10% $421	-5% $521	+0% $620	+5% $720	+10% $820
Rate	-1.0pp $680	-0.5pp $651	base $620	+0.5pp $589	+1.0pp $558

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18 Taunton St Lot 2 Plainville, MA	2.0	1.0	750	$2,125	$2.83	3d	1	1.01mi
50 Ledgeview Way Wrentham, MA	1.0–3.0	1.0–2.0	1130	$3,199	$2.83	0d	18	1.05mi
85 Washington St Plainville, MA	1.0–3.0	1.0–2.0	1062	$3,012	$2.84	3d	11	1.10mi
71 Messenger St Plainville, MA	2.0	1.0–1.5	700	$2,795	$3.99	1d	54	1.16mi

HOA detail

• Monthly dues: $553 · $6,636/yr
• Likely covers: watersewertrash

Listing history 21 events

1. 2026-06-21
   days on market $119,000 Active 47 DOM
2. 2026-06-18
   days on market $119,000 Active 44 DOM
3. 2026-06-17
   days on market $119,000 Active 43 DOM
4. 2026-06-16
   days on market $119,000 Active 42 DOM
5. 2026-06-15
   days on market $119,000 Active 41 DOM
6. 2026-06-13
   days on market $119,000 Active 39 DOM
7. 2026-06-09
   days on market $119,000 Active 35 DOM
8. 2026-06-08
   days on market $119,000 Active 34 DOM
9. 2026-06-07
   days on market $119,000 Active 33 DOM
10. 2026-06-05
    days on market $119,000 Active 30 DOM
11. 2026-06-03
    days on market $119,000 Active 29 DOM
12. 2026-06-02
    days on market $119,000 Active 28 DOM
13. 2026-06-01
    days on market $119,000 Active 27 DOM
14. 2026-05-31
    days on market $119,000 Active 26 DOM
15. 2026-05-22
    price $119,000
16. 2026-05-05
    listed $125,000 New
17. 2019-11-25
    soldstatus $40,000 Sold 474-char remark

    Show marketing remark (474 chars)

    Welcome to this over 55 community. Sunny, bright single wide. Open living room, eat in kitchen floor plan. 2 bedrooms, one large bath with laundry. 2 year old furnace and double lined oil tank, kerosene heat, propane hot water and cooking. Pitched roof, some replacement windows. Affordable living in this conveniently located over 55 community. All appliances remain as gifts with no warranties. $365 monthly fee covers taxes, water, sewer, road maintenance, trash removal.

18. 2019-10-29
    status Under Agreement 474-char remark

    Show marketing remark (474 chars)

    Welcome to this over 55 community. Sunny, bright single wide. Open living room, eat in kitchen floor plan. 2 bedrooms, one large bath with laundry. 2 year old furnace and double lined oil tank, kerosene heat, propane hot water and cooking. Pitched roof, some replacement windows. Affordable living in this conveniently located over 55 community. All appliances remain as gifts with no warranties. $365 monthly fee covers taxes, water, sewer, road maintenance, trash removal.

19. 2019-10-15
    historical Contingent 474-char remark

    Show marketing remark (474 chars)

    Welcome to this over 55 community. Sunny, bright single wide. Open living room, eat in kitchen floor plan. 2 bedrooms, one large bath with laundry. 2 year old furnace and double lined oil tank, kerosene heat, propane hot water and cooking. Pitched roof, some replacement windows. Affordable living in this conveniently located over 55 community. All appliances remain as gifts with no warranties. $365 monthly fee covers taxes, water, sewer, road maintenance, trash removal.

20. 2019-09-18
    price $50,000 474-char remark

    Show marketing remark (474 chars)

    Welcome to this over 55 community. Sunny, bright single wide. Open living room, eat in kitchen floor plan. 2 bedrooms, one large bath with laundry. 2 year old furnace and double lined oil tank, kerosene heat, propane hot water and cooking. Pitched roof, some replacement windows. Affordable living in this conveniently located over 55 community. All appliances remain as gifts with no warranties. $365 monthly fee covers taxes, water, sewer, road maintenance, trash removal.

21. 2019-09-05
    listed $75,000 New 474-char remark

    Show marketing remark (474 chars)

    Welcome to this over 55 community. Sunny, bright single wide. Open living room, eat in kitchen floor plan. 2 bedrooms, one large bath with laundry. 2 year old furnace and double lined oil tank, kerosene heat, propane hot water and cooking. Pitched roof, some replacement windows. Affordable living in this conveniently located over 55 community. All appliances remain as gifts with no warranties. $365 monthly fee covers taxes, water, sewer, road maintenance, trash removal.

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $30,314
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$595
• − Repairs & maintenance: −$2,425
• − Management: −$2,425
• − HOA: −$6,636
• − Depreciation: −$3,462
• Taxable income: $6,320
• Est. tax owed @ 24.0%: −$1,517
• After-tax cash flow: $5,927/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: Plainville
• NCES district ID: 2509690
• Math proficiency: 44% ▼ -16.00%
• Reading proficiency: 61% ▲ 5.00%
• Median HH income: $80,691
• Composite: 47.73/100
• National rank: #2237
• State rank: #99 of 302 in MA

Livability — North Attleborough Town

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

Census & demographics

• County: Norfolk County · 644,082 people
• City population: 30,842
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 9,943
• Household income: $104,106
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 416.0

Population outlook (Norfolk County) Hauer SSP2

• Today (2025): 737,259 people
• By 2030: 755,213 · +2.4%
• By 2040: 786,961 · +6.7%
• By 2050: 813,019 · +10.3%
• By 2075: 861,214 · +16.8%
• By 2100: 845,063 · +14.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 10% Two or more races 5% Black 4% Asian 3%
• Common ancestry: Lithuanian 10% Russian 2% Slovak 2%
• Foreign-born: 12% · Canada, China
• Languages at home: 88% English-only · Spanish 5% Other Indo-European 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Norfolk

• 2024 margin: Strong D (+28.8) · D 63.3% · R 34.6% · Other 2.1%
• 2008→2024 swing: +10.2pp toward D · 2008: 18.5pp · 2024: 28.8pp
• All cycles: 2024: D+28.8 2020: D+36.3 2016: D+27.9 2012: D+16.1 2008: D+18.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -111.83%
• Current HPI: 268.3387
• Rent YoY: —
• Metro: Boston-Cambridge-Newton, MA-NH
• 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

+58.7% since first listed

7 events — show timeline

• 2026-05-22 Price Changed $119,000 MLS PIN
• 2026-05-05 Listed $125,000 MLS PIN
• 2019-11-25 Sold (MLS) $40,000 MLS PIN
• 2019-10-29 Pending — MLS PIN
• 2019-10-15 Contingent — MLS PIN
• 2019-09-18 Price Changed $50,000 MLS PIN
• 2019-09-05 Listed $75,000 MLS PIN