7 Chestnut St · Abington, MA 02370

$229,900

2 bd · 1.5 ba · 1,008 sqft · Manufactured · 38 Days on market

Built 1987 $228/sqft · 53% below area $787/mo HOA · 30% 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).

• Cash flow +7.6/30.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Leisurewoods 55+ Community in Rockland. Renovated 2 bedroom 1.5 bath home on quiet cull de sac. New roof and updated windows. All new plumbing, heat and A/C. Updated electrical with new ceiling fans and light fixtures. New kitchen with Quartz counter tops. New stainless steel stove, dishwasher, microwave and refrigerator. New bathroom vanities and toilets.Vinyl planking flooring throughout. New 12 x 10 Pressure treated deck. New insulation under floor. Community amenities include access to Clubhouse with heated pool, game room, library and more. Liesurewoods is a gated community with shuttle service available. More pictures coming. Vacant and easy to show on lockbox.

Key facts

• Updated electrical
• Renovated home
• New plumbing

Tags

• RENOVATED HOME
• NEW ROOF
• UPDATED WINDOWS
• NEW PLUMBING
• UPDATED ELECTRICAL
• NEW KITCHEN

Property features AI

Finance

• Other: Property address: 7 Chestnut St, Rockland, MA 02370; Directions: North Ave to Leisurewoods Dr.
• HOA & community: Homeowners association membership required; Monthly association fee of $787.83; Community amenities: public transportation, shopping, park, walk/jog trails, golf, medical facility

Exterior

• Parking: Paved driveway; 2 open parking spaces
• Utilities: Public water; Public sewer; Gas available for range; Electric dryer hookup
• Home design: Single family residence; Above-grade finished living area approximately 1,008 sq ft
• Construction: Frame construction; Slab foundation; Year built reported by owner (actual)
• Exterior features: Wood deck; Shingle roof

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Gas water heater (for gas range)
• Bedrooms: Master bathroom present
• Flooring: Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Central air conditioning; 100 amp electrical service
• Interior features: Total of 4 rooms; Vinyl flooring
• Laundry & utility: Washer included; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $230k.

Deal economics

• At list price, monthly cash flow is $-279 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $190k (17.5% below list).
• Meets the 1% rule at list price ($3k rent vs $230k).
• Recommended offer: $190k (17.5% below list) — sets the bar for cash-flow.
• Cap rate 4.8% vs local median 3.0% in Abington — 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 (#102 in MA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B; Watch: amenities F, commute F, cost of living F.
• Rockland (suburban): math 32% / reading 46% proficiency, ranked #202 of 302 in MA (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Jefferson Elementary School (math 47% / reading 52%, grade D, #330 of 938 statewide, top 38%, 247 students, 0% FRL); John W Rogers Middle (math 29% / reading 43%, grade F, #171 of 305 statewide, top 57%, 715 students, 0% FRL); Rockland Senior High (math 47% / reading 62%, grade C-, #157 of 343 statewide, top 47%, 641 students, 0% FRL) — zoned schools average 0% FRL vs 34% district-wide (34 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 31 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,255 units permitted in Plymouth County in 2024 (411 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 $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y 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 $37k; list at $230k implies a 518% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.
• Climate carrying-cost: major wind risk, 77% 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 $189,583 (17.5% 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 38 days. Have you received any prior offers? Is the seller open to a 18% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
7. 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.
8. 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.
9. 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: 1.15% ✓
• Cap rate: 4.84%
• Cash-on-cash: -5.19%
• DSCR: 0.77
• GRM: 7.2

CMA / ARV

• ARV (median comp): $492,006
• List price: $229,900
• Delta: -53.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Crabapple Cir	0.05mi	2/2.0	1,000 (-1%)	0mo	$179,000	$179	94
9 Chestnut Cir	0.01mi	2/1.0	980 (-3%)	2mo	$179,000	$183	91
7 Cedar Ln	0.05mi	2/1.0	1,027 (+2%)	13mo	$235,000	$229	81
67 Leisurewoods Dr	0.09mi	2/1.0	1,008 (0%)	22mo	$240,000	$238	76
48 Leisurewoods Dr	0.03mi	2/2.0	1,152 (+14%)	8mo	$315,000	$273	66
20A Aspen Cir	0.08mi	2/2.0	1,152 (+14%)	13mo	$260,000	$226	59
45 Leisurewoods Dr	0.25mi	2/2.0	1,152 (+14%)	7mo	$349,000	$303	57
3 Hickory Cir	0.35mi	2/2.0	1,152 (+14%)	2mo	$285,000	$247	56
13 Baywood St	0.07mi	2/2.0	1,152 (+14%)	23mo	$260,000	$226	52
4 Fir Cir	0.27mi	2/1.5	1,152 (+14%)	14mo	$184,000	$160	52
33 Leisurewoods Dr	0.19mi	2/2.0	1,152 (+14%)	19mo	$315,000	$273	49
6 Hornbeam St	0.42mi	2/2.0	1,152 (+14%)	18mo	$300,000	$260	40

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: -24.8%
• Equity multiple: 0.15×
• Total profit: $-54,475
• Equity at exit: $34,279

10-year hold

• IRR: -19.7%
• Equity multiple: -0.06×
• Total profit: $-68,159
• Equity at exit: $19,878

Cash invested: $64,372 (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 02370

• Active inventory: 31
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,655 high
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$287 /mo · $3,448/yr
• Insurance: −$96
• HOA: −$787
• Vacancy / Maint / Mgmt: −$557
• Net cashflow: $-279

Break-even live

Break-even rent $3,007

Max offer price $189,583

Occupancy floor —

Sensitivity live

Price	-10% $-120	-5% $-199	+0% $-279	+5% $-358	+10% $-438
Rent	-10% $-488	-5% $-383	+0% $-279	+5% $-174	+10% $-69
Rate	-1.0pp $-163	-0.5pp $-220	base $-279	+0.5pp $-338	+1.0pp $-399

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6 Canterbury Ln Unit 6 Rockland, MA	2.0	2.0	1232	$3,500	$2.84	45d	1	0.08mi
23 North Ave Unit 23 Rockland, MA	2.0	1.0	771	$1,950	$2.53	26d	1	0.37mi
198 Reed St Unit 1 Rockland, MA	2.0	1.0	815	$2,400	$2.94	17d	1	0.41mi
3 Webster St Unit 5 Rockland, MA	1.0	1.0	750	$1,500	$2.00	20d	1	0.51mi
138 Myrtle St Unit 2 Rockland, MA	3.0	1.0	1350	$2,600	$1.93	18d	1	0.55mi
261 Union St Apt 37 Rockland, MA	1.0	1.0	700	$1,750	$2.50	26d	1	0.60mi
45-49 Blanchard St Unit 2B Rockland, MA	2.0	1.0	950	$1,825	$1.92	20d	1	0.63mi
51 Maple St Rockland, MA	1.0–2.0	1.0–2.0	878	$2,750	$3.13	0d	5	0.64mi
96 Plymouth St Unit 2 Abington, MA	3.0	1.0	1180	$2,700	$2.29	21d	1	1.02mi
45 Boxberry Ln Rockland, MA	2.0	3.0	1335	$2,950	$2.21	26d	1	1.04mi
292 Market St Rockland, MA	1.0–2.0	1.0	835	$2,695	$3.23	0d	1	1.08mi
6 Lincoln St Unit 2 Abington, MA	2.0	1.0	950	$2,400	$2.53	26d	1	1.42mi

HOA detail

• Monthly dues: $787 · $9,444/yr
• Likely covers: electricpoolsecurity

Listing history 24 events

1. 2026-06-21
   days on market $229,900 Active 38 DOM
2. 2026-06-18
   days on market $229,900 Active 35 DOM
3. 2026-06-17
   days on market $229,900 Active 34 DOM
4. 2026-06-16
   days on market $229,900 Active 33 DOM
5. 2026-06-15
   days on market $229,900 Active 32 DOM
6. 2026-06-13
   days on market $229,900 Active 30 DOM
7. 2026-06-13
   days on market $229,900 Active 29 DOM
8. 2026-06-09
   days on market $229,900 Active 26 DOM
9. 2026-06-08
   days on market $229,900 Active 25 DOM
10. 2026-06-07
    days on market $229,900 Active 24 DOM
11. 2026-06-04
    days on market $229,900 Active 21 DOM
12. 2026-06-03
    days on market $229,900 Active 20 DOM
13. 2026-06-02
    days on market $229,900 Active 19 DOM
14. 2026-06-01
    days on market $229,900 Active 18 DOM
15. 2026-05-31
    days on market $229,900 Active 17 DOM
16. 2026-05-18
    status Back On Market 685-char remark

    Show marketing remark (685 chars)

    Welcome Leisurewoods 55+ Community in Rockland. Renovated 2 bedroom 1.5 bath home on quiet cull de sac. New roof and updated windows. All new plumbing, heat and A/C. Updated electrical with new ceiling fans and light fixtures. New kitchen with Quartz counter tops. New stainless steel stove, dishwasher, microwave and refrigerator. New bathroom vanities and toilets.Vinyl planking flooring throughout. New 12 x 10 Pressure treated deck. New insulation under floor. Community amenities include access to Clubhouse with heated pool, game room, library and more. Liesurewoods is a gated community with shuttle service available. More pictures coming. Vacant and easy to show on lockbox.

17. 2026-05-18
    status Back On Market 685-char remark

    Show marketing remark (685 chars)

    Welcome Leisurewoods 55+ Community in Rockland. Renovated 2 bedroom 1.5 bath home on quiet cull de sac. New roof and updated windows. All new plumbing, heat and A/C. Updated electrical with new ceiling fans and light fixtures. New kitchen with Quartz counter tops. New stainless steel stove, dishwasher, microwave and refrigerator. New bathroom vanities and toilets.Vinyl planking flooring throughout. New 12 x 10 Pressure treated deck. New insulation under floor. Community amenities include access to Clubhouse with heated pool, game room, library and more. Liesurewoods is a gated community with shuttle service available. More pictures coming. Vacant and easy to show on lockbox.

18. 2026-05-09
    status Under Agreement 685-char remark

    Show marketing remark (685 chars)

    Welcome Leisurewoods 55+ Community in Rockland. Renovated 2 bedroom 1.5 bath home on quiet cull de sac. New roof and updated windows. All new plumbing, heat and A/C. Updated electrical with new ceiling fans and light fixtures. New kitchen with Quartz counter tops. New stainless steel stove, dishwasher, microwave and refrigerator. New bathroom vanities and toilets.Vinyl planking flooring throughout. New 12 x 10 Pressure treated deck. New insulation under floor. Community amenities include access to Clubhouse with heated pool, game room, library and more. Liesurewoods is a gated community with shuttle service available. More pictures coming. Vacant and easy to show on lockbox.

19. 2026-05-09
    status Under Agreement 685-char remark

    Show marketing remark (685 chars)

    Welcome Leisurewoods 55+ Community in Rockland. Renovated 2 bedroom 1.5 bath home on quiet cull de sac. New roof and updated windows. All new plumbing, heat and A/C. Updated electrical with new ceiling fans and light fixtures. New kitchen with Quartz counter tops. New stainless steel stove, dishwasher, microwave and refrigerator. New bathroom vanities and toilets.Vinyl planking flooring throughout. New 12 x 10 Pressure treated deck. New insulation under floor. Community amenities include access to Clubhouse with heated pool, game room, library and more. Liesurewoods is a gated community with shuttle service available. More pictures coming. Vacant and easy to show on lockbox.

20. 2026-05-05
    listed $229,900 New 685-char remark

    Show marketing remark (685 chars)

    Welcome Leisurewoods 55+ Community in Rockland. Renovated 2 bedroom 1.5 bath home on quiet cull de sac. New roof and updated windows. All new plumbing, heat and A/C. Updated electrical with new ceiling fans and light fixtures. New kitchen with Quartz counter tops. New stainless steel stove, dishwasher, microwave and refrigerator. New bathroom vanities and toilets.Vinyl planking flooring throughout. New 12 x 10 Pressure treated deck. New insulation under floor. Community amenities include access to Clubhouse with heated pool, game room, library and more. Liesurewoods is a gated community with shuttle service available. More pictures coming. Vacant and easy to show on lockbox.

21. 2026-05-05
    listed $229,900 New 685-char remark

    Show marketing remark (685 chars)

    Welcome Leisurewoods 55+ Community in Rockland. Renovated 2 bedroom 1.5 bath home on quiet cull de sac. New roof and updated windows. All new plumbing, heat and A/C. Updated electrical with new ceiling fans and light fixtures. New kitchen with Quartz counter tops. New stainless steel stove, dishwasher, microwave and refrigerator. New bathroom vanities and toilets.Vinyl planking flooring throughout. New 12 x 10 Pressure treated deck. New insulation under floor. Community amenities include access to Clubhouse with heated pool, game room, library and more. Liesurewoods is a gated community with shuttle service available. More pictures coming. Vacant and easy to show on lockbox.

22. 2011-06-23
    soldstatus $37,225 Sold

    Show marketing remark (452 chars)

    Great opportunity!! Spacious single wide with attractive floor plan and1.5 full baths. Eat-in kitchen, abundant cabinet space with built in microwave. Newer roof and furnace. Thermal replacement windows. Leisurewoods is an active over 55 community featuring club house with function room, kitchen, billiards and inground heated pool. Leisurewoods homeowner association has several events yearly such as functions, bake sales, pool party and much more.

23. 2011-06-07
    historical Under Agreement

    Show marketing remark (452 chars)

    Great opportunity!! Spacious single wide with attractive floor plan and1.5 full baths. Eat-in kitchen, abundant cabinet space with built in microwave. Newer roof and furnace. Thermal replacement windows. Leisurewoods is an active over 55 community featuring club house with function room, kitchen, billiards and inground heated pool. Leisurewoods homeowner association has several events yearly such as functions, bake sales, pool party and much more.

24. 2011-05-22
    listed $44,900 New

    Show marketing remark (452 chars)

    Great opportunity!! Spacious single wide with attractive floor plan and1.5 full baths. Eat-in kitchen, abundant cabinet space with built in microwave. Newer roof and furnace. Thermal replacement windows. Leisurewoods is an active over 55 community featuring club house with function room, kitchen, billiards and inground heated pool. Leisurewoods homeowner association has several events yearly such as functions, bake sales, pool party and much more.

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% 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: $31,856
• − Mortgage interest: −$12,878
• − Property taxes: −$3,448
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,548
• − Management: −$2,548
• − HOA: −$9,444
• − Depreciation: −$6,688
• Taxable loss: −$6,849
• Est. tax savings @ 24.0%: +$1,644
• After-tax cash flow: $-1,700/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: Rockland
• NCES district ID: 2510170
• Math proficiency: 32% ▼ -12.00%
• Reading proficiency: 46% ▼ -4.00%
• Median HH income: $67,558
• Composite: 35.29/100
• National rank: #4970
• State rank: #202 of 302 in MA

Livability — Abington

• Score: 73/100
• State rank: #102
• US rank: #5329

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Plymouth County · 358,589 people
• City population: 17,053
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 17,701
• Household income: $112,405
• Rent vs Own: 23.5% rent · 76.5% own
• Severe rent burden: 535.0

Population outlook (Plymouth County) Hauer SSP2

• Today (2025): 533,105 people
• By 2030: 541,862 · +1.6%
• By 2040: 549,791 · +3.1%
• By 2050: 542,476 · +1.8%
• By 2075: 518,429 · -2.8%
• By 2100: 448,179 · -15.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 5% Two or more races 5% Black 3%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Slovak 3% Lithuanian 3% Russian 3%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 88% English-only · Other Indo-European 5% Spanish 3% Arabic 2%

Political lean MEDSL · Plymouth

• 2024 margin: Lean D (+8.8) · D 53.6% · R 44.7% · Other 1.7%
• 2008→2024 swing: +1.3pp toward D · 2008: 7.6pp · 2024: 8.8pp
• All cycles: 2024: D+8.8 2020: D+17.4 2016: D+7.2 2012: D+3.8 2008: D+7.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -309.11%
• Current HPI: 277.0282
• 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

+412.0% since first listed

9 events — show timeline

• 2026-05-18 Relisted — MLS PIN
• 2026-05-18 Relisted — MLS PIN
• 2026-05-09 Pending — MLS PIN
• 2026-05-09 Pending — MLS PIN
• 2026-05-05 Listed $229,900 MLS PIN
• 2026-05-05 Listed $229,900 MLS PIN
• 2011-06-23 Sold (MLS) $37,225 MLS PIN
• 2011-06-07 Contingent — MLS PIN
• 2011-05-22 Listed $44,900 MLS PIN