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

$46,000

2 bd · 1.0 ba · 415 sqft · Manufactured · 105 Days on market

Manufactured home Built 2005 Fair condition $111/sqft · 29% below area Est $64k · 29% under

---

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 +3.8/10.0
• Livability +3.2/5.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Manufactured-home adj. -6.3

Listing remarks MLS

Your Affordable Cape Cod Getaway Awaits! ☀️Looking for the perfect summer escape? Check out this charming mobile home located in the desirable Old Chatham RV Resort! Offered at just $46,000, this is your chance to own a piece of Cape Cod without the hefty price tag.The Highlights include 2 bedrooms, an inviting kitchen/living area, and a large outdoor patio complete with a storage shed. Coming fully furnished (minus the king-sized bed)-all you need to do is just bring your bags!Resort Amenities: Dive into the beautiful pool, or enjoy the brand-new playground, clubhouse, game room, picnic area, and courts for basketball, volleyball, horseshoes, and bocce.Experience a simpler, peaceful way of life in a welcoming community filled with old-world charm. Buy now and enjoy your perfect Cape Cod get-away - just in time for summer!Note:This is a seasonal park open from May 1 to October 31.

Key facts

• Brand-new playground
• Clubhouse
• Storage shed

Tags

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

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 $719 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $46k).
• Recommended offer: $42k (9.0% below list) — sets the bar for market timing.
• Cap rate 25.1% vs local median 2.3% 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: amenities F, commute F, cost of living 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.
• Zoned schools: Dennis-Yarmouth Regional High (math 43% / reading 43%, grade F, #210 of 343 statewide, top 61%, 888 students, 0% FRL) — zoned schools average 0% FRL vs 39% district-wide (39 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 48 active listings in the ZIP; solid renter incomes; 657 units permitted in Barnstable County in 2024 (178 in 5+ unit buildings).
• This rent is only 17% of the median local income ($91k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

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

• It's been on market 105 days — a 9% lower offer ($42k) is reasonable based on typical stale-listing flexibility.
• 4 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 $41,860 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.85% ✓
• Cap rate: 25.05%
• Cash-on-cash: 67.00%
• DSCR: 3.98
• GRM: 2.9

CMA / ARV

• ARV (median comp): $64,500
• List price: $46,000
• Delta: -28.68%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

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%)	5mo	$89,900	$214	94
310 Old Chatham Rd Unit C 12	0.00mi	3/1.0 (+1)	406 (-2%)	2mo	$65,000	$160	90
310 Old Chatham Rd Unit E 29	0.00mi	2/1.0	440 (+6%)	3mo	$64,000	$145	87
310 Old Chatham Rd Unit C-18	0.06mi	3/1.0 (+1)	430 (+4%)	3mo	$64,000	$149	84
310 Old Chatham Rd Unit 98A	0.11mi	2/1.5	432 (+4%)	4mo	$119,900	$278	83
310 Old Chatham Rd Rd Unit A98	0.11mi	2/1.5	432 (+4%)	4mo	$119,900	$278	83
310 Old Chatham Rd Unit A-134	0.00mi	1/1.0 (-1)	415 (0%)	16mo	$30,000	$72	82
310 Old Chatham Rd Unit C-12	0.00mi	3/1.0 (+1)	406 (-2%)	16mo	$69,900	$172	78
310 Old Chatham Rd Unit A-76	0.00mi	2/1.0	425 (+2%)	24mo	$40,000	$94	76
310 Old Chatham Rd Unit C-17	0.00mi	3/1.0 (+1)	440 (+6%)	13mo	$81,900	$186	74

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: 66.3%
• Equity multiple: 3.98×
• Total profit: $38,366
• Equity at exit: $6,859

10-year hold

• IRR: 70.6%
• Equity multiple: 8.18×
• Total profit: $92,463
• 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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active · 4 under contract
• Months of supply: 2.6 mo (39%/mo absorbed)
• Median asking: $59,000 ($154/sqft)
• Median days on market: 144 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: +1.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 02660

• Home prices YoY: -25.4%
• Active inventory: 48
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,313 medium
• Mortgage (P&I): −$241
• Tax est. 1.5%: −$58 /mo · $690/yr
• Insurance: −$19
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $719

Break-even live

Break-even rent $402

Max offer price $46,000

Occupancy floor 40%

Sensitivity live

Price	-10% $751	-5% $735	+0% $719	+5% $703	+10% $687
Rent	-10% $615	-5% $667	+0% $719	+5% $771	+10% $823
Rate	-1.0pp $742	-0.5pp $731	base $719	+0.5pp $707	+1.0pp $695

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• HOA & community: Has associationCommunity poolCommunity golfCommunity bike path

Exterior

• Parking: 2 off-street parking spaces
• Utilities: Electric setup suitable for an electric rangePublic waterPrivate sewer
• Home design: Mobile homeApproximate year built
• Construction: Construction details: see remarksOther roof
• Exterior features: PatioLevel lotBay frontage

Interior

• Kitchen: Range
• Flooring: Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heatingWindow air conditioning unit(s)
• Interior features: 3 total roomsOther interior features

Listing history 50 events

1. 2026-09-24
   days on market $46,000 Active 105 DOM
2. 2026-09-23
   days on market $46,000 Active 104 DOM
3. 2026-09-21
   days on market $46,000 Active 102 DOM
4. 2026-09-20
   days on market $46,000 Active 101 DOM
5. 2026-09-18
   days on market $46,000 Active 99 DOM
6. 2026-09-17
   days on market $46,000 Active 98 DOM
7. 2026-09-16
   days on market $46,000 Active 97 DOM
8. 2026-09-15
   days on market $46,000 Active 96 DOM
9. 2026-09-14
   days on market $46,000 Active 95 DOM
10. 2026-09-13
    days on market $46,000 Active 94 DOM
11. 2026-09-12
    days on market $46,000 Active 93 DOM
12. 2026-09-11
    days on market $46,000 Active 92 DOM
13. 2026-09-05
    days on market $46,000 Active 86 DOM
14. 2026-09-04
    days on market $46,000 Active 85 DOM
15. 2026-09-03
    days on market $46,000 Active 84 DOM
16. 2026-09-02
    days on market $46,000 Active 83 DOM
17. 2026-08-29
    days on market $46,000 Active 79 DOM
18. 2026-08-28
    days on market $46,000 Active 78 DOM
19. 2026-08-27
    days on market $46,000 Active 77 DOM
20. 2026-08-26
    days on market $46,000 Active 76 DOM
21. 2026-08-25
    days on market $46,000 Active 75 DOM
22. 2026-08-24
    days on market $46,000 Active 74 DOM
23. 2026-08-23
    days on market $46,000 Active 73 DOM
24. 2026-08-22
    days on market $46,000 Active 72 DOM
25. 2026-08-21
    days on market $46,000 Active 71 DOM
26. 2026-08-20
    days on market $46,000 Active 70 DOM
27. 2026-08-19
    days on market $46,000 Active 69 DOM
28. 2026-08-18
    days on market $46,000 Active 68 DOM
29. 2026-08-17
    days on market $46,000 Active 67 DOM
30. 2026-08-16
    days on market $46,000 Active 66 DOM
31. 2026-08-15
    days on market $46,000 Active 65 DOM
32. 2026-08-14
    days on market $46,000 Active 64 DOM
33. 2026-08-13
    days on market $46,000 Active 63 DOM
34. 2026-08-12
    days on market $46,000 Active 62 DOM
35. 2026-08-11
    days on market $46,000 Active 61 DOM
36. 2026-08-10
    days on market $46,000 Active 60 DOM
37. 2026-08-09
    days on market $46,000 Active 59 DOM
38. 2026-08-08
    days on market $46,000 Active 58 DOM
39. 2026-08-07
    days on market $46,000 Active 57 DOM
40. 2026-08-06
    days on market $46,000 Active 56 DOM
41. 2026-08-05
    days on market $46,000 Active 55 DOM
42. 2026-08-04
    days on market $46,000 Active 54 DOM
43. 2026-08-03
    days on market $46,000 Active 53 DOM
44. 2026-07-31
    days on market $46,000 Active 50 DOM
45. 2026-07-29
    days on market $46,000 Active 48 DOM
46. 2026-07-27
    days on market $46,000 Active 46 DOM
47. 2026-07-25
    days on market $46,000 Active 44 DOM
48. 2026-07-24
    days on market $46,000 Active 43 DOM
49. 2026-07-23
    days on market $46,000 Active 42 DOM
50. 2026-07-22
    days on market $46,000 Active 41 DOM

ⓘ 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 1/10 Low
• 🌡 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: $15,752
• − Mortgage interest: −$2,577
• − Property taxes: −$690
• − Insurance: −$230
• − Repairs & maintenance: −$1,260
• − Management: −$1,260
• − Depreciation: −$1,338
• Taxable income: $8,397
• Est. tax owed @ 24.0%: −$2,015
• After-tax cash flow: $6,614/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 Est. rehab $2,075–$6,225 screening

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 ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 38/100

Zoned Schools

Elementary Ezra H Baker Innovation School F MA #577/938 Nat'l #23,081/41,679 Middle Dennis-Yarmouth Middle School F MA #175/305 Nat'l #7,347/14,009 High Dennis-Yarmouth Regional High F MA #210/343 Nat'l #7,439/17,239

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

C Composite livability gradescore 65/100

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
• County: Barnstable · 208,497 people
• City population: 6,767
• Metro: Barnstable Town, MA
• Population (ZIP): 6,767
• Household income: $91,449
• Rent vs Own: 24.2% rent · 75.8% own
• Severe rent burden: 14% of renters

---

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

Property features AI

Finance

• HOA & community: Has associationCommunity poolCommunity golfCommunity bike path

Exterior

• Parking: 2 off-street parking spaces
• Utilities: Electric setup suitable for an electric rangePublic waterPrivate sewer
• Home design: Mobile homeApproximate year built
• Construction: Construction details: see remarksOther roof
• Exterior features: PatioLevel lotBay frontage

Interior

• Kitchen: Range
• Flooring: Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heatingWindow air conditioning unit(s)
• Interior features: 3 total roomsOther interior features

Price history

+17.9% since first listed

7 events — show timeline

• 2026-06-11 Listed $46,000 MLS PIN
• 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