131 Washington St #29 · Foxborough, MA 02035

$125,000

2 bd · 1.0 ba · 786 sqft · Manufactured · 32 Days on market

Built 1966 Good condition Est $168k · 26% under $667/mo HOA · 26% 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 +29.9/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.9/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Crossroads Village and enjoy recently renovated 2 bedroom mobile with beautiful NEW bathroom with step in shower, kitchen has new base cabinets and counters, new plumbing, NEW furnace, NEW hot water heater, Exterior and interior painted . List in home of more improvements! Lot fee includes water, septic, trash receptacle, snow removal common areas. Resident owned Park. Buyer application to be approved by Park. $100: membership fee yrly. The

Key facts

• New base cabinets
• New plumbing
• New bathroom

Tags

• RECENTLY RENOVATED
• NEW BATHROOM
• STEP IN SHOWER
• NEW BASE CABINETS
• NEW COUNTERS
• NEW PLUMBING

Property features AI

Finance

• HOA & community: Association present; association fee applies; Senior community; Community offers shopping, medical facility access, highway access, and nearby houses of worship

Exterior

• Parking: Assigned parking (1 space, open)
• Utilities: Public water; Private sewer; Circuit breaker electrical service; Connections for electric range, electric oven, and electric dryer
• Home design: Mobile home (house with addition); Gray exterior; Renovated since original construction
• Construction: Modular construction; Block and slab foundation
• Exterior features: Enclosed porch; Covered patio/deck; Exterior storage; Level lot; Private road frontage

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Master bedroom on the first floor; Second bedroom on the first floor
• Flooring: Laminate
• Bathrooms: One full bathroom
• Heating & cooling: Forced-air heating; Propane heating
• Interior features: Five total rooms; Laminate flooring; Enclosed and covered porch/patio with additional storage
• Laundry & utility: Washer hookup (first floor); Electric dryer hookup (first floor); Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $125k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $463 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 3.1% in Foxborough — 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 67/100 on livability (#164 in MA) — a middle-class / working-renter tenant base. Strengths: employment A, schools A-, crime B+; Watch: amenities F, commute F, cost of living F.
• Foxborough (suburban): math 49% / reading 57% proficiency, ranked #91 of 302 in MA (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 13% free/reduced lunch — higher-income household profile.
• Market conditions: 25 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 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 $864 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 $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 1966 — 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. Schools are A-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. 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: 2.02% ✓
• Cap rate: 10.73%
• Cash-on-cash: 15.86%
• DSCR: 1.71
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $168,204
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
131 Washington St #11	0.08mi	2/1.0	700 (-11%)	15mo	$150,000	$214	66

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: 7.0%
• Equity multiple: 1.28×
• Total profit: $9,661
• Equity at exit: $18,638

10-year hold

• IRR: 16.6%
• Equity multiple: 2.38×
• Total profit: $48,178
• Equity at exit: $10,808

Cash invested: $35,000 (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 02035

• Active inventory: 25
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $2,523 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$667
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $463

Break-even live

Break-even rent $1,938

Max offer price $125,000

Occupancy floor 77%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18 Pierce St Foxboro, MA	2.0	1.0	750	$2,300	$3.07	19d	1	0.29mi
18 Pierce St Unit 3B Foxborough, MA	2.0	1.0	850	$2,250	$2.65	1d	1	0.29mi

HOA detail

• Monthly dues: $667 · $8,004/yr
• Likely covers: watertrashsnow removal

Listing history 14 events

1. 2026-06-18
   days on market $125,000 Active 32 DOM
2. 2026-06-17
   days on market $125,000 Active 31 DOM
3. 2026-06-16
   days on market $125,000 Active 30 DOM
4. 2026-06-15
   days on market $125,000 Active 29 DOM
5. 2026-06-13
   days on market $125,000 Active 27 DOM
6. 2026-06-09
   days on market $125,000 Active 23 DOM
7. 2026-06-08
   days on market $125,000 Active 22 DOM
8. 2026-06-07
   days on market $125,000 Active 21 DOM
9. 2026-06-04
   days on market $125,000 Active 18 DOM
10. 2026-06-03
    days on market $125,000 Active 17 DOM
11. 2026-06-02
    days on market $125,000 Active 16 DOM
12. 2026-06-01
    days on market $125,000 Active 15 DOM
13. 2026-05-31
    days on market $125,000 Active 14 DOM
14. 2026-05-17
    listed $125,000 New

ⓘ 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

• 🌡 Heat 5/10 Major
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,281
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$2,423
• − Management: −$2,423
• − HOA: −$8,004
• − Depreciation: −$3,636
• Taxable income: $4,294
• Est. tax owed @ 24.0%: −$1,031
• After-tax cash flow: $4,522/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 · 11 photos

Good 80/100 Cosmetic rehab

This recently renovated mobile home is in good condition with fresh paint, new flooring, and updated appliances. It offers a good investment opportunity with potential for further value enhancement.

Value-add opportunities

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace flooring — New flooring improves comfort and appearance
• Both Replace kitchen appliances — Modern appliances increase functionality and appeal
• Both Replace bathroom fixtures — Upgraded fixtures enhance functionality and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace flooring — New flooring improves comfort and appearance ↑
• Both Replace kitchen appliances — Modern appliances increase functionality and appeal ↑
• Both Replace bathroom fixtures — Upgraded fixtures enhance functionality and aesthetics ↑

ⓘ 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: Foxborough
• NCES district ID: 2504950
• Math proficiency: 49% ▼ -17.00%
• Reading proficiency: 57% ▼ -1.00%
• Median HH income: $91,142
• Composite: 49.18/100
• National rank: #2042
• State rank: #91 of 302 in MA

Livability — Foxborough

• Score: 67/100
• State rank: #164
• US rank: #11021

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Norfolk County · 644,082 people
• City population: 18,615
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 18,615
• Household income: $115,833
• Rent vs Own: 26.3% rent · 73.7% own
• Severe rent burden: 537.0

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 (77%)
• Race & ethnicity: White 77% Two or more races 7% Black 7% Asian 7% Hispanic / Latino 4%
• Common ancestry: Romanian 3% Lithuanian 3% Russian 2%
• Foreign-born: 10% · Canada, Vietnam, China
• Languages at home: 84% English-only · Other Indo-European 3% French/Haitian/Cajun 3% Vietnamese 2%

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: ▼ -302.51%
• Current HPI: 266.8607
• 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

1 event — show timeline

• 2026-05-17 Listed $125,000 MLS PIN