8 Donahue Ln · Grafton, MA 01536

$300,000

2 bd · 1.5 ba · 938 sqft · Manufactured public records · 16 Days on market

Built 1977 0.51 ac lot

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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 +19.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• Schools +5.1/10.0
• 1% rule +4.9/10.0
• 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

Fully furnished - Immaculate home - Beautiful 1/2 buildable 1 acre lot on dead end street.

Key facts

• Storage shed garage
• Half acre lot
• Stacked washer dryer

Tags

• MANUFACTURED SINGLE WIDE HOME
• HALF ACRE LOT
• NEWER HVAC
• UPGRADED HEAT AND CENTRAL A/C
• STACKED WASHER DRYER
• STORAGE SHED GARAGE

Property features AI

Finance

• Other: Lot size approximately 0.51 acres; Lot is cleared, level to gentle sloping; Public road frontage
• Financial info: Tax information not included per instructions
• HOA & community: Community amenities include shopping, park, walk/jog trails, highway access, and public school access; Not a senior community

Exterior

• Parking: Open parking for 4 vehicles; Paved driveway
• Security: No specific security features listed
• Utilities: Public water; Private sewer; 100 amp electric service
• Home design: Mobile home; White exterior color; Approximately built year (public records)
• Construction: Modular construction; Slab foundation
• Exterior features: Patio; Exterior storage; Fenced yard; Fenced/Enclosed yard

Interior

• Kitchen: Electric range/oven hookup
• Bedrooms: Number of bedrooms not specified
• Flooring: Vinyl flooring; Laminate flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air electric heating; Central air conditioning
• Interior features: 6 total rooms; Master bathroom present
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $300k.

Deal economics

• At list price, monthly cash flow is $336 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $298k (0.8% below list).
• Recommended offer: $296k (1.5% 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.
• Grafton (suburban): math 50% / reading 60% proficiency, ranked #82 of 302 in MA (top 27%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 11% free/reduced lunch — higher-income household profile.
• Market conditions: 25 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,293 units permitted in Worcester County in 2024 (1,205 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 $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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 $110k; list at $300k implies a 173% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $295,500 (1.5% below list)

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.99% ✗
• Cap rate: 7.64%
• Cash-on-cash: 4.80%
• DSCR: 1.21
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.8%
• Equity multiple: 0.68×
• Total profit: $-27,199
• Equity at exit: $44,731

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $3,914
• Equity at exit: $25,939

Cash invested: $84,000 (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 01536

• Home prices YoY: -19.7%
• Active inventory: 25
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,975 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$316 /mo · $3,792/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$625
• Net cashflow: $336

Break-even live

Break-even rent $2,550

Max offer price $300,000

Occupancy floor 84%

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23 Prentice St North Grafton, MA	2.0–3.0	2.0	1200	$2,850	$2.37	14d	2	0.90mi
100 Flint Pond Cir Shrewsbury, MA	1.0–2.0	1.0–2.0	848	$3,120	$3.68	14d	19	1.20mi

Listing history 14 events

1. 2026-06-18
   days on market $300,000 Active 16 DOM
2. 2026-06-17
   days on market $300,000 Active 15 DOM
3. 2026-06-16
   days on market $300,000 Active 14 DOM
4. 2026-06-15
   days on market $300,000 Active 13 DOM
5. 2026-06-14
   remarks 699-char remark
6. 2026-06-14
   days on market $300,000 Active 11 DOM
7. 2026-06-13
   days on market $300,000 Active 10 DOM
8. 2026-06-10
   days on market $300,000 Active 8 DOM
9. 2026-06-09
   days on market $300,000 Active 7 DOM
10. 2026-06-08
    days on market $300,000 Active 6 DOM
11. 2026-06-07
    statusdays on market $300,000 Active 5 DOM
12. 2026-06-05
    days on market $300,000 New 2 DOM
13. 2026-06-03
    remarks 695-char remark
14. 2026-06-03
    listed $300,000 New 1 DOM

ⓘ 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: $3,792 · $316/mo
• Projected year-2 tax: $3,792 · $316/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $35,701
• − Mortgage interest: −$16,805
• − Property taxes: −$3,792
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,856
• − Management: −$2,856
• − Depreciation: −$8,727
• Taxable loss: −$835
• Est. tax savings @ 24.0%: +$200
• After-tax cash flow: $4,233/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: Grafton
• NCES district ID: 2505370
• Math proficiency: 50% ▼ -12.00%
• Reading proficiency: 60% ▼ -7.00%
• Median HH income: $90,025
• Composite: 50.72/100
• National rank: #1816
• State rank: #82 of 302 in MA

Livability — Grafton

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

Census & demographics

• City population: 4,984
• Population (ZIP): 7,119

Population outlook (Worcester County) Hauer SSP2

• Today (2025): 850,858 people
• By 2030: 860,403 · +1.1%
• By 2040: 869,902 · +2.2%
• By 2050: 869,110 · +2.1%
• By 2075: 870,120 · +2.3%
• By 2100: 829,703 · -2.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Two or more races 12% Asian 9% Hispanic / Latino 7% Black 2%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Lithuanian 9% Romanian 6% German 2%
• Foreign-born: 12% · Canada, China, South Korea
• Languages at home: 80% English-only · Other Indo-European 9% Spanish 6% French/Haitian/Cajun 1%

Political lean MEDSL · Worcester

• 2024 margin: D (+10.0) · D 53.9% · R 43.9% · Other 2.2%
• 2008→2024 swing: -3.8pp toward R · 2008: 13.8pp · 2024: 10.0pp
• All cycles: 2024: D+10.0 2020: D+17.8 2016: D+10.5 2012: D+9.2 2008: D+13.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -60.39%
• Current HPI: 245.9758
• 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

+100.0% since first listed

5 events — show timeline

• 2026-06-02 Listed $300,000 MLS PIN
• 2016-06-01 Listing Removed — MLS PIN
• 2016-06-01 Sold (MLS) $110,000 MLS PIN
• 2016-05-15 Pending — MLS PIN
• 2016-01-06 Listed $150,000 MLS PIN

Property tax history

+2.7%/yr

Latest (2023): $3,792 · +6.7% YoY. Source: county tax records.