61 Pinehurst Dr · Plymouth, MA 02360

$269,000

3 bd · 2.0 ba · 1,606 sqft · Manufactured · 56 Days on market

Built 1986 Average condition $167/sqft · 9% below area Est $295k · 9% under $600/mo HOA · 19% 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 +15.1/30.0
• ARV discount +11.5/15.0
• 1% rule +7.0/10.0
• DSCR +4.6/10.0
• Schools +4.1/10.0
• Rent growth +3.9/5.0
• Livability +3.9/5.0
• Condition / age +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Wonderful opportunity to get a spacious 3 bedroom, 2 bath unit in Pinehurst Village 55+ community for an attractive price. Neutral walls (no paneling) encourage you to decorate and update as needed to your taste. Nice setting/curb appeal with vinyl fencing for desirable yard privacy. Bonus SECOND driveway in rear with just 2 steps in. Two possible sheds. Sunroom addition with wood ceiling. Plenty of closets. Warm kitchen with bonus countertop breakfast bar. Spacious rooms for your large furniture pieces. Per seller, heat & AC updated in 2002, hot water replaced 2026. Pinehurst Village has a clubhouse with a library, laundromat, billiard room, and a large function area. Inground pool

Key facts

• Wood ceiling
• Sunroom addition
• Two possible sheds

Tags

• VINYL FENCING
• BONUS ADDITIONAL DRIVEWAY
• TWO POSSIBLE SHEDS
• SUNROOM ADDITION
• WOOD CEILING
• CLUBHOUSE WITH LIBRARY

Property features AI

Finance

• Other: Located in Pinehurst Village (55+ community)
• HOA & community: Homeowners association membership required; Association fee of $600; 55+ / senior community

Exterior

• Parking: Open/off-street paved parking with three spaces; Exclusive paved driveway parking
• Utilities: Public water; Private sewer; Electric service with circuit breakers; Electric range capability; Electric dryer hookup; Washer hookup
• Home design: Modular single-family home; One-story/main-level living; White exterior
• Construction: Built by builder (year built: actual); Slab foundation; Shingle roof; Modular construction
• Exterior features: Fenced yard; Storage; Gentle sloping lot; Paved road access

Interior

• Kitchen: Skylight; Vinyl flooring; Range; Dishwasher; Disposal; Refrigerator
• Bedrooms: Three main-level bedrooms; Primary bedroom with walk-in closet and 3/4 bathroom (main level); Bedrooms feature wall-to-wall carpet
• Flooring: Vinyl flooring in kitchen, laundry, and bath; Wall-to-wall carpet in main living areas and bedrooms
• Bathrooms: Two full bathrooms (both on main level); Primary bathroom: 3/4 bath; Main bathroom with tub and shower, skylight, linen closet, vinyl flooring, and stone/granite/solid countertops; Second bathroom with shower stall
• Heating & cooling: Central heating (propane); Central air conditioning
• Interior features: Seven total rooms; Closets throughout; Vestibule; Sun room; Foyer; Ceiling fans in living and dining areas; Vaulted ceilings in living and dining areas
• Laundry & utility: First-floor laundry area; Washer hookup; Electric dryer hookup; Laundry area with vinyl flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $269k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $22 ($262/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $269k).
• Recommended offer: $261k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 2.0% in Plymouth — 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 78/100 on livability (#51 in MA, #2,590 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, health & safety A, commute A-; Watch: cost of living F.
• Plymouth (suburban): math 35% / reading 54% proficiency, ranked #158 of 302 in MA (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.4%/yr); 238 active listings in the ZIP; high-income renter base; 1,255 units permitted in Plymouth County in 2024 (411 in 5+ unit buildings).
• This rent runs 33% of the median local income ($117k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($261k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 80% 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 $260,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.20% ✓
• Cap rate: 6.69%
• Cash-on-cash: 1.41%
• DSCR: 1.06
• GRM: 7.0

CMA / ARV

• ARV (median comp): $295,021
• List price: $269,000
• Delta: -8.82%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
49 Snowgoose Ln	0.09mi	3/2.0	1,700 (+6%)	7mo	$318,500	$187	80
55 Pinehurst Dr	0.26mi	3/2.0	1,456 (-9%)	5mo	$294,000	$202	68
59 Pinehurst Dr	0.26mi	3/2.0	1,568 (-2%)	19mo	$290,000	$185	68
65 Pinehurst Dr	0.26mi	3/2.0	1,568 (-2%)	19mo	$276,000	$176	68
3 Narragansett Dr	0.24mi	3/1.0	1,568 (-2%)	20mo	$321,600	$205	65

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 · 5.43% rent growth · sell at horizon

5-year hold

• IRR: -12.0%
• Equity multiple: 0.55×
• Total profit: $-33,663
• Equity at exit: $40,109

10-year hold

• IRR: 1.5%
• Equity multiple: 1.12×
• Total profit: $9,169
• Equity at exit: $23,258

Cash invested: $75,320 (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 02360

• Rents YoY: 5.4%
• Active inventory: 238
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $3,224 medium
• Mortgage (P&I): −$1,411
• Tax est. 1.5%: −$336 /mo · $4,035/yr
• Insurance: −$112
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$600
• Vacancy / Maint / Mgmt: −$677
• Net cashflow: $22

Break-even live

Break-even rent $3,197

Max offer price $269,000

Occupancy floor 94%

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $600 · $7,200/yr
• Likely covers: waterpool

Listing history 15 events

1. 2026-06-18
   days on market $269,000 Active 56 DOM
2. 2026-06-17
   days on market $269,000 Active 55 DOM
3. 2026-06-16
   days on market $269,000 Active 54 DOM
4. 2026-06-15
   days on market $269,000 Active 53 DOM
5. 2026-06-13
   days on market $269,000 Active 51 DOM
6. 2026-06-13
   days on market $269,000 Active 50 DOM
7. 2026-06-09
   days on market $269,000 Active 47 DOM
8. 2026-06-08
   days on market $269,000 Active 46 DOM
9. 2026-06-08
   days on market $269,000 Active 45 DOM
10. 2026-06-04
    days on market $269,000 Active 42 DOM
11. 2026-06-03
    days on market $269,000 Active 41 DOM
12. 2026-06-02
    days on market $269,000 Active 40 DOM
13. 2026-06-01
    days on market $269,000 Active 39 DOM
14. 2026-05-31
    days on market $269,000 Active 38 DOM
15. 2026-04-23
    listed $269,000 New 1008-char remark

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,694
• − Mortgage interest: −$15,068
• − Property taxes: −$4,035
• − Insurance: −$2,142
• − Repairs & maintenance: −$3,095
• − Management: −$3,095
• − HOA: −$7,200
• − Depreciation: −$7,825
• Taxable loss: −$3,768
• Est. tax savings @ 24.0%: +$904
• After-tax cash flow: $1,167/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 · 12 photos

Average 55/100 Cosmetic rehab

This home is in average condition with cosmetic updates needed. It has a spacious layout and a desirable setting, making it a good investment opportunity.

Repairs flagged

• Minor Kitchen backsplash — No backsplash visible
• Minor Kitchen appliances — Older style appliances

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace kitchen backsplash — A new backsplash can modernize the kitchen and add value
• Both Clean carpets — Clean carpets improve the home's appearance and can attract more buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen backsplash · No backsplash visible	Minor	$500–3,000
Kitchen appliances · Older style appliances	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace kitchen backsplash — A new backsplash can modernize the kitchen and add value ↑
• Both Clean carpets — Clean carpets improve the home's appearance and can attract more buyers ↑

ⓘ 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: Plymouth
• NCES district ID: 2509720
• Math proficiency: 35% ▼ -12.00%
• Reading proficiency: 54% ▼ -2.00%
• Median HH income: $77,630
• Composite: 40.79/100
• National rank: #3640
• State rank: #158 of 302 in MA

Livability — Plymouth

• Score: 78/100
• State rank: #51
• US rank: #2590

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Plymouth County · 358,589 people
• City population: 63,689
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 63,689
• Household income: $116,941
• Rent vs Own: 21.0% rent · 79.0% own
• Severe rent burden: 1655.0

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 (88%)
• Race & ethnicity: White 88% Two or more races 5% Hispanic / Latino 3% Black 1% Asian 1%
• Common ancestry: Russian 6% Lithuanian 4% Romanian 3%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 92% English-only · Other Indo-European 4% Spanish 2% Vietnamese 1%

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: ▼ -495.82%
• Current HPI: 306.0925
• Rent YoY: ▲ 5.43%
• 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

• 2026-04-23 Listed $269,000 MLS PIN