310 Old Chatham Unit A-134 · South Dennis, MA 02660

$46,000

2 bd · 1.0 ba · 415 sqft · Manufactured · 10 Days on market

Built 2005 Fair condition Est $77k · 40% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Your summer getaway awaits in one of the best and most central locations on Cape Cod! Enjoy all the on-site amenities like the swimming pool, basketball, horseshoes, picnic/BBQ area, playground and more! You can also venture out to the nearby Rail Trail, one of Dennis' many local beaches on both the bay and ocean side or explore your favorite Main St for shopping and restaurants in Harwich Port, Chatham and Hyannis. You won't find a more affordable option to enjoy the best time of the year in one of the most magical places. Don't let this one get away!!

Key facts

• Brand-new playground
• Clubhouse
• Storage shed

Tags

• OUTDOOR PATIO
• STORAGE SHED
• BEAUTIFUL POOL
• BRAND-NEW PLAYGROUND
• CLUBHOUSE
• GAME ROOM

Property features AI

Finance

• Other: Located within a community with a community room and common area
• HOA & community: Part of an association; Association amenities include playground, trash service, pool, landscaping, recreation room and common areas; Association fee assessed annually (fee amount listed by provider)

Exterior

• Parking: Parking for 1 vehicle
• Utilities: Private sewer
• Home design: Mobile home; Updated/remodeled condition; Built in 2005
• Construction: Other roof type
• Exterior features: No notable exterior features listed; North of Route 28 and south of 6A; Paved road access; Community pool

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Master bedroom on the first floor; Second bedroom on the first floor
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating; Has cooling
• Interior features: Vinyl flooring; Patio
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $46k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $854 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $46k).
• Cap rate 28.6% vs local median 2.1% in South Dennis — 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 65/100 on livability (#183 in MA) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A, employment A-; Watch: schools D+, amenities F, commute F.
• Dennis-Yarmouth (suburban): math 31% / reading 42% proficiency, ranked #222 of 302 in MA (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 27 active listings in the ZIP; 657 units permitted in Barnstable County in 2024 (178 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $318 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Barnstable County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y 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 $30k; list at $46k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $46,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 3.22% ✓
• Cap rate: 28.57%
• Cash-on-cash: 79.57%
• DSCR: 4.54
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $77,190
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 Old Chahtam Rd Unit G 8	0.00mi	2/1.0	420 (+1%)	2mo	$89,900	$214	97
310 Old Chatham Rd Unit 98A	0.11mi	2/1.5	432 (+4%)	1mo	$119,900	$278	85
310 Old Chatham Rd Rd Unit A98	0.11mi	2/1.5	432 (+4%)	1mo	$119,900	$278	85
310 Old Chatham Rd Unit A-134	0.00mi	1/1.0 (-1)	415 (0%)	13mo	$30,000	$72	84
310 Old Chatham Rd Unit C-12	0.00mi	3/1.0 (+1)	406 (-2%)	12mo	$69,900	$172	81
310 Old Chatham Rd Unit C11	0.00mi	1/1.0 (-1)	396 (-5%)	10mo	$55,000	$139	79
310 Old Chatham Rd Unit A-76	0.00mi	2/1.0	425 (+2%)	21mo	$40,000	$94	79
310 Old Chatham Rd Unit C-17	0.00mi	3/1.0 (+1)	440 (+6%)	10mo	$81,900	$186	77
310 Old Chatham Rd Unit A-88	0.11mi	2/1.0	444 (+7%)	23mo	$90,000	$203	64
310 Old Chatham Rd Unit H5	0.00mi	2/1.0	370 (-11%)	23mo	$25,000	$68	63

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: 79.7%
• Equity multiple: 4.65×
• Total profit: $46,964
• Equity at exit: $6,859

10-year hold

• IRR: 83.2%
• Equity multiple: 9.62×
• Total profit: $111,028
• Equity at exit: $3,977

Cash invested: $12,880 (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 02660

• Home prices YoY: -25.4%
• Active inventory: 27
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,483 medium
• Mortgage (P&I): −$241
• Tax est. 1.5%: −$58 /mo · $690/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $854

Break-even live

Break-even rent $402

Max offer price $46,000

Occupancy floor 37%

Sensitivity live

Price	-10% $886	-5% $870	+0% $854	+5% $838	+10% $822
Rent	-10% $737	-5% $795	+0% $854	+5% $913	+10% $971
Rate	-1.0pp $877	-0.5pp $866	base $854	+0.5pp $842	+1.0pp $830

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: $11,500
• Closing costs: $1,380
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $46,000 Active 10 DOM
2. 2026-06-19
   days on market $46,000 Active 8 DOM
3. 2026-06-18
   days on market $46,000 Active 7 DOM
4. 2026-06-17
   days on market $46,000 Active 6 DOM
5. 2026-06-16
   days on market $46,000 Active 5 DOM
6. 2026-06-15
   statusdays on market $46,000 Active 4 DOM
7. 2026-06-14
   days on market $46,000 New 2 DOM
8. 2026-06-12
   statusdays on marketlisting id $46,000 New 1 DOM
9. 2026-06-09
   days on market $46,000 Active 18 DOM
10. 2026-06-08
    days on market $46,000 Active 17 DOM
11. 2026-06-07
    days on market $46,000 Active 16 DOM
12. 2026-06-04
    days on market $46,000 Active 12 DOM
13. 2026-06-02
    days on market $46,000 Active 11 DOM
14. 2026-06-01
    days on market $46,000 Active 10 DOM
15. 2026-05-31
    days on market $46,000 Active 9 DOM
16. 2026-05-31
    days on market $46,000 Active 8 DOM
17. 2026-05-22
    listed $46,000 Active
18. 2025-06-03
    soldstatus $30,000 Closed 559-char remark

    Show marketing remark (559 chars)

    Your summer getaway awaits in one of the best and most central locations on Cape Cod! Enjoy all the on-site amenities like the swimming pool, basketball, horseshoes, picnic/BBQ area, playground and more! You can also venture out to the nearby Rail Trail, one of Dennis' many local beaches on both the bay and ocean side or explore your favorite Main St for shopping and restaurants in Harwich Port, Chatham and Hyannis. You won't find a more affordable option to enjoy the best time of the year in one of the most magical places. Don't let this one get away!!

19. 2025-05-25
    status Pending 559-char remark

    Show marketing remark (559 chars)

    Your summer getaway awaits in one of the best and most central locations on Cape Cod! Enjoy all the on-site amenities like the swimming pool, basketball, horseshoes, picnic/BBQ area, playground and more! You can also venture out to the nearby Rail Trail, one of Dennis' many local beaches on both the bay and ocean side or explore your favorite Main St for shopping and restaurants in Harwich Port, Chatham and Hyannis. You won't find a more affordable option to enjoy the best time of the year in one of the most magical places. Don't let this one get away!!

20. 2025-03-05
    status Active 559-char remark

    Show marketing remark (559 chars)

    Your summer getaway awaits in one of the best and most central locations on Cape Cod! Enjoy all the on-site amenities like the swimming pool, basketball, horseshoes, picnic/BBQ area, playground and more! You can also venture out to the nearby Rail Trail, one of Dennis' many local beaches on both the bay and ocean side or explore your favorite Main St for shopping and restaurants in Harwich Port, Chatham and Hyannis. You won't find a more affordable option to enjoy the best time of the year in one of the most magical places. Don't let this one get away!!

21. 2025-03-02
    historical 559-char remark

    Show marketing remark (559 chars)

    Your summer getaway awaits in one of the best and most central locations on Cape Cod! Enjoy all the on-site amenities like the swimming pool, basketball, horseshoes, picnic/BBQ area, playground and more! You can also venture out to the nearby Rail Trail, one of Dennis' many local beaches on both the bay and ocean side or explore your favorite Main St for shopping and restaurants in Harwich Port, Chatham and Hyannis. You won't find a more affordable option to enjoy the best time of the year in one of the most magical places. Don't let this one get away!!

22. 2024-09-01
    listed $39,000 Active 559-char remark

    Show marketing remark (559 chars)

    Your summer getaway awaits in one of the best and most central locations on Cape Cod! Enjoy all the on-site amenities like the swimming pool, basketball, horseshoes, picnic/BBQ area, playground and more! You can also venture out to the nearby Rail Trail, one of Dennis' many local beaches on both the bay and ocean side or explore your favorite Main St for shopping and restaurants in Harwich Port, Chatham and Hyannis. You won't find a more affordable option to enjoy the best time of the year in one of the most magical places. Don't let this one get away!!

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥85°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,802
• − Mortgage interest: −$2,577
• − Property taxes: −$690
• − Insurance: −$230
• − Repairs & maintenance: −$1,424
• − Management: −$1,424
• − Depreciation: −$1,338
• Taxable income: $10,119
• Est. tax owed @ 24.0%: −$2,428
• After-tax cash flow: $7,820/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 Cosmetic rehab

This mobile home is in fair condition with cosmetic repairs needed. It offers a good opportunity for a quick fix-up to enhance its resale and rental value.

Repairs flagged

• Minor kitchen appliances — dated and worn
• Minor bathroom fixtures — dated and worn
• Minor exterior siding — weathered and faded
• Minor deck — worn and needs refinishing

Value-add opportunities

• Resale paint interior walls — enhances curb appeal and interior aesthetics
• Resale replace kitchen appliances — modernizes the kitchen and improves functionality
• Both repair deck — improves curb appeal and adds usable outdoor space

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen appliances · dated and worn	Minor	$500–3,000
bathroom fixtures · dated and worn	Minor	$500–3,000
exterior siding · weathered and faded	Minor	$500–3,000
deck · worn and needs refinishing	Minor	$500–3,000
Total estimated repair cost · 4 items		$2,000–12,000

Value-add ROI direction

• Resale paint interior walls — enhances curb appeal and interior aesthetics ↑
• Resale replace kitchen appliances — modernizes the kitchen and improves functionality ↑
• Both repair deck — improves curb appeal and adds usable outdoor space ↑

ⓘ 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: Dennis-Yarmouth
• NCES district ID: 2504140
• Math proficiency: 31% ▼ -11.00%
• Reading proficiency: 42% ▼ -2.00%
• Median HH income: $54,049
• Composite: 31.94/100
• National rank: #5845
• State rank: #222 of 302 in MA

Livability — South Dennis

• Score: 65/100
• State rank: #183
• US rank: #12692

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Dennis, MA
• City population: 6,767
• Population (ZIP): 6,767

Population outlook (Barnstable County) Hauer SSP2

• Today (2025): 208,497 people
• By 2030: 202,530 · -2.9%
• By 2040: 184,936 · -11.3%
• By 2050: 167,489 · -19.7%
• By 2075: 144,938 · -30.5%
• By 2100: 117,312 · -43.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 3% Black 2% Two or more races 1%
• Common ancestry: Slovak 7% Lithuanian 5% Romanian 3%
• Foreign-born: 4% · Canada
• Languages at home: 97% English-only · Other Indo-European 1% Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Barnstable

• 2024 margin: Strong D (+20.8) · D 59.6% · R 38.9% · Other 1.5%
• 2008→2024 swing: +6.7pp toward D · 2008: 14.0pp · 2024: 20.8pp
• All cycles: 2024: D+20.8 2020: D+24.4 2016: D+13.4 2012: D+7.6 2008: D+14.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -125.70%
• Current HPI: 368.8683
• 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

+17.9% since first listed

6 events — show timeline

• 2026-05-22 Listed $46,000 CCIMLS
• 2025-06-03 Sold (MLS) $30,000 CCIMLS
• 2025-05-25 Pending — CCIMLS
• 2025-03-05 Relisted — CCIMLS
• 2025-03-02 Listing Removed — CCIMLS
• 2024-09-01 Listed $39,000 CCIMLS