47 Clems Way #47 · Acushnet, MA 02743

$175,000

2 bd · 1.0 ba · 720 sqft · Manufactured · 37 Days on market

Built 1979 Fair condition Est $157k · 11% over $535/mo HOA · 25% 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 +11.5/30.0
• 1% rule +7.2/10.0
• Schools +4.1/10.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• ARV discount +2.3/15.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brookside Mobile Home Park a 55+ community. Celebrate the morning! Sip your tea or coffee and catch up on reading on the covered porch. Recently updated/ vinyl plank floors, 2 bedrooms, open floor plan, dine in kitchen, master bedroom fits queen size bed. New bath with shower only & washer & dryer in bath. Small pet OK. Low lot fee. Bonus of 2 sheds. FIRST SHOWINGS AT OPEN HOUSE SATURDAY, NOV. 27, 2021 11 - 1. Covid 19 please wear face coverings.

Key facts

• Covered porch
• Recent updates
• Bonus of 2 sheds

Tags

• COVERED PORCH
• RECENT UPDATES
• SPACIOUS LIVING AREA
• BONUS OF 2 SHEDS

Property features AI

Finance

• Other: Part of Brookside Mobile Home Park (55+ community referenced in directions); No real estate included (exclusions noted)
• HOA & community: Homeowners association membership required; Association fee applies ($535); Community features include golf

Exterior

• Parking: Two off-street paved parking spaces; Paved driveway
• Utilities: Well water; Private sewer; Circuit breaker electrical service; Gas hookup available for gas range; Electric hookup for dryer
• Home design: Mobile home; Blue exterior color
• Construction: Rubber roof; 720 foundation/building area; Construction details: see remarks; Year built: as reported by owner
• Exterior features: Covered patio/deck; Covered porch; Exterior storage; Paved road access; Located on a private dead-end road with private maintenance

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (oil); Window cooling unit(s)
• Interior features: Insulated windows; Four total rooms
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $175k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-56 ($-677/yr) — negative.
• To cash-flow at today's rent, offer at most $167k (4.7% below list).
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $167k (4.7% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Acushnet (suburban): math 42% / reading 51% proficiency, ranked #154 of 302 in MA (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Acushnet Elementary School (math 57% / reading 67%, grade B, #146 of 938 statewide, top 17%, 556 students, 0% FRL); Albert F Ford Middle School (math 37% / reading 47%, grade D-, #129 of 305 statewide, top 43%, 407 students, 0% FRL) — zoned schools average 0% FRL vs 18% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 26 active listings in the ZIP; 760 units permitted in Bristol County in 2024 (142 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Bristol County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $114k; list at $175k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.

Recommended offer $166,835 (4.7% 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 37 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.22% ✓
• Cap rate: 5.91%
• Cash-on-cash: -1.38%
• DSCR: 0.94
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $156,960
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
50 Clems Way	0.03mi	2/1.0	780 (+8%)	18mo	$170,000	$218	70

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: -18.3%
• Equity multiple: 0.36×
• Total profit: $-31,590
• Equity at exit: $26,093

10-year hold

• IRR: -10.2%
• Equity multiple: 0.37×
• Total profit: $-30,669
• Equity at exit: $15,131

Cash invested: $49,000 (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 02743

• Home prices YoY: -18.8%
• Active inventory: 26
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,137 medium
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$535
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $-56

Break-even live

Break-even rent $2,208

Max offer price $166,835

Occupancy floor 98%

Sensitivity live

Price	-10% $65	-5% $4	+0% $-56	+5% $-117	+10% $-177
Rent	-10% $-225	-5% $-141	+0% $-56	+5% $28	+10% $112
Rate	-1.0pp $32	-0.5pp $-12	base $-56	+0.5pp $-102	+1.0pp $-148

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $535 · $6,420/yr

Listing history 22 events

1. 2026-06-21
   days on market $175,000 Active 37 DOM
2. 2026-06-21
   days on market $175,000 Active 36 DOM
3. 2026-06-18
   days on market $175,000 Active 34 DOM
4. 2026-06-17
   days on market $175,000 Active 33 DOM
5. 2026-06-16
   days on market $175,000 Active 32 DOM
6. 2026-06-15
   days on market $175,000 Active 31 DOM
7. 2026-06-13
   days on market $175,000 Active 29 DOM
8. 2026-06-12
   days on market $175,000 Active 28 DOM
9. 2026-06-09
   days on market $175,000 Active 25 DOM
10. 2026-06-08
    days on market $175,000 Active 24 DOM
11. 2026-06-07
    days on market $175,000 Active 23 DOM
12. 2026-06-07
    days on market $175,000 Active 22 DOM
13. 2026-06-04
    days on market $175,000 Active 19 DOM
14. 2026-06-02
    days on market $175,000 Active 18 DOM
15. 2026-06-01
    days on market $175,000 Active 17 DOM
16. 2026-05-31
    days on market $175,000 Active 16 DOM
17. 2026-05-31
    days on market $175,000 Active 15 DOM
18. 2026-05-15
    listed $175,000 New
19. 2021-12-17
    soldstatus $114,000 Sold 464-char remark

    Show marketing remark (464 chars)

    Brookside Mobile Home Park a 55+ community. Celebrate the morning! Sip your tea or coffee and catch up on reading on the covered porch. Recently updated/ vinyl plank floors, 2 bedrooms, open floor plan, dine in kitchen, master bedroom fits queen size bed. New bath with shower only & washer & dryer in bath. Small pet OK. Low lot fee. Bonus of 2 sheds. FIRST SHOWINGS AT OPEN HOUSE SATURDAY, NOV. 27, 2021 11 - 1. Covid 19 please wear face coverings.

20. 2021-12-04
    status Under Agreement 464-char remark

    Show marketing remark (464 chars)

    Brookside Mobile Home Park a 55+ community. Celebrate the morning! Sip your tea or coffee and catch up on reading on the covered porch. Recently updated/ vinyl plank floors, 2 bedrooms, open floor plan, dine in kitchen, master bedroom fits queen size bed. New bath with shower only & washer & dryer in bath. Small pet OK. Low lot fee. Bonus of 2 sheds. FIRST SHOWINGS AT OPEN HOUSE SATURDAY, NOV. 27, 2021 11 - 1. Covid 19 please wear face coverings.

21. 2021-12-01
    historical Contingent 464-char remark

    Show marketing remark (464 chars)

    Brookside Mobile Home Park a 55+ community. Celebrate the morning! Sip your tea or coffee and catch up on reading on the covered porch. Recently updated/ vinyl plank floors, 2 bedrooms, open floor plan, dine in kitchen, master bedroom fits queen size bed. New bath with shower only & washer & dryer in bath. Small pet OK. Low lot fee. Bonus of 2 sheds. FIRST SHOWINGS AT OPEN HOUSE SATURDAY, NOV. 27, 2021 11 - 1. Covid 19 please wear face coverings.

22. 2021-11-21
    listed $108,400 New 464-char remark

    Show marketing remark (464 chars)

    Brookside Mobile Home Park a 55+ community. Celebrate the morning! Sip your tea or coffee and catch up on reading on the covered porch. Recently updated/ vinyl plank floors, 2 bedrooms, open floor plan, dine in kitchen, master bedroom fits queen size bed. New bath with shower only & washer & dryer in bath. Small pet OK. Low lot fee. Bonus of 2 sheds. FIRST SHOWINGS AT OPEN HOUSE SATURDAY, NOV. 27, 2021 11 - 1. Covid 19 please wear face coverings.

ⓘ 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

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

Taxation est. · year 1

• Rental income: $25,640
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$2,051
• − Management: −$2,051
• − HOA: −$6,420
• − Depreciation: −$5,091
• Taxable loss: −$3,276
• Est. tax savings @ 24.0%: +$786
• After-tax cash flow: $109/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

Fair 45/100 Moderate rehab

This mobile home requires moderate repairs and maintenance, with a focus on exterior and interior updates to enhance its curb appeal and resale value.

Repairs flagged

• Major driveway — visible cracks and wear
• Moderate exterior siding — moderate wear

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value
• Both replace carpet in bedrooms — improves comfort and rental appeal
• Both update kitchen and bath fixtures — modernizes the home and improves resale value

Renovation cost estimate screening

Repair item	Severity	Est. cost
driveway · visible cracks and wear	Major	$15,000–50,000
exterior siding · moderate wear	Moderate	$3,000–15,000
Total estimated repair cost · 2 items		$18,000–65,000

Value-add ROI direction

• Both paint exterior — enhances curb appeal and resale value ↑
• Both replace carpet in bedrooms — improves comfort and rental appeal ↑
• Both update kitchen and bath fixtures — modernizes the home and improves resale value ↑

ⓘ 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: Acushnet
• NCES district ID: 2501740
• Math proficiency: 42% ▼ -12.00%
• Reading proficiency: 51% ▼ -6.00%
• Median HH income: $65,828
• Composite: 41.36/100
• National rank: #3493
• State rank: #154 of 302 in MA

Livability — Acushnet

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

Census & demographics

• Population (ZIP): 10,476

Population outlook (Bristol County) Hauer SSP2

• Today (2025): 570,212 people
• By 2030: 571,181 · +0.2%
• By 2040: 565,389 · -0.8%
• By 2050: 552,141 · -3.2%
• By 2075: 520,923 · -8.6%
• By 2100: 474,363 · -16.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Russian 35% Lithuanian 16% Romanian 3%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 86% English-only · Other Indo-European 13% Spanish 1%

Political lean MEDSL · Bristol

• 2024 margin: Toss-up / Even · D 49.8% · R 48.5% · Other 1.8%
• 2008→2024 swing: -21.9pp toward R · 2008: 23.2pp · 2024: 1.3pp
• All cycles: 2024: D+1.3 2020: D+12.0 2016: D+9.3 2012: D+20.5 2008: D+23.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.25%
• Current HPI: 321.2411
• 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

+61.4% since first listed

5 events — show timeline

• 2026-05-15 Listed $175,000 MLS PIN
• 2021-12-17 Sold (MLS) $114,000 MLS PIN
• 2021-12-04 Pending — MLS PIN
• 2021-12-01 Contingent — MLS PIN
• 2021-11-21 Listed $108,400 MLS PIN