96 Songbird Ln · Fall River, MA 02878

$269,000

2 bd · 2.0 ba · 1,434 sqft · Manufactured public records · 20 Days on market

Built 2002 Est $347k · 22% under $710/mo HOA · 23% 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).

• ARV discount +15.0/15.0
• Cash flow +12.8/30.0
• 1% rule +6.4/10.0
• DSCR +3.8/10.0
• Schools +3.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Countryview Estates awaits you! Here's your opportunity to join this wonderful community, where comfort meets carefree 55+ living! 2 Bedrooms, 2 full baths and a bonus room to utilize as you wish. A fully applianced kitchen with ample cabinetry for all of your storage needs and an open living room, dining room concept that is sure to accommodate all of your entertaining needs. You'll get to enjoy all the perks of this sought-after community offers with pool, meeting rooms, billiard rooms, library and more. This way, you can easily enjoy life MORE and stress LESS. Whether you're downsizing, or upgrading your lifestyle, "THIS" one could be the one you've been dreaming of - don't m

Key facts

• Open living room
• Ample cabinetry
• Community pool

Tags

• FULLY APPLIANCED KITCHEN
• AMPLE CABINETRY
• OPEN LIVING ROOM
• DINING ROOM CONCEPT
• COMMUNITY POOL
• MEETING ROOMS

Property features AI

Finance

• Other: Property is listed as active
• HOA & community: Association membership with a $710 fee; Community offers pool, park, bike path, public transportation, shopping, highway access, and nearby schools and houses of worship

Exterior

• Parking: Two open/off-street paved parking spaces
• Utilities: Public water; Public sewer
• Home design: Mobile home; Light gray exterior
• Construction: Modular construction; Slab foundation; House structure; Year built per public records
• Exterior features: Front porch; Deck; Paved road frontage on a public road; Private maintained road access

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating (oil); Central air conditioning
• Interior features: Six total rooms; One fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $269k.

Deal economics

• At list price, monthly cash flow is $-23 ($-281/yr) — negative.
• To cash-flow at today's rent, offer at most $265k (1.5% below list).
• Meets the 1% rule at list price ($3k rent vs $269k).
• Recommended offer: $265k (1.5% below list) — sets the bar for cash-flow.
• Cap rate 6.2% vs local median 3.5% in Fall River — 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 61/100 on livability (#221 in MA) — a middle-class / working-renter tenant base. Strengths: health & safety A+; Watch: cost of living D+, crime F, commute F.
• Tiverton (rural): math 35% / reading 49% proficiency, ranked #14 of 39 in RI (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ranger School (math 47% / reading 62%, grade C, #22 of 167 statewide, top 15%, 230 students, 16% FRL); Tiverton Middle School (math 30% / reading 43%, grade F, #14 of 57 statewide, top 23%, 509 students, 22% FRL); Tiverton High School (math 37% / reading 52%, grade F, #17 of 58 statewide, top 33%, 469 students, 22% FRL) — zoned schools at 20% FRL track the district average.
• Market conditions: 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 94 units permitted in Newport County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($106k/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.
• Newport County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($265k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: 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 $264,863 (1.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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?
7. 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.
8. 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.
9. 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: 1.14% ✓
• Cap rate: 6.19%
• Cash-on-cash: -0.37%
• DSCR: 0.98
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $347,028
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
70 Songbird Ln	0.05mi	2/2.0	1,404 (-2%)	23mo	$285,000	$203	75
77 Robin Dr	0.14mi	3/2.0 (+1)	1,344 (-6%)	12mo	$325,000	$242	68
53 Blue Jay	0.19mi	2/2.0	1,352 (-6%)	23mo	$330,000	$244	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: -16.7%
• Equity multiple: 0.41×
• Total profit: $-44,675
• Equity at exit: $40,109

10-year hold

• IRR: -8.2%
• Equity multiple: 0.48×
• Total profit: $-39,174
• 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 02878

• Home prices YoY: -23.3%
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $3,064 medium
• Mortgage (P&I): −$1,411
• Tax from tax record: −$212 /mo · $2,538/yr
• Insurance: −$112
• HOA: −$710
• Vacancy / Maint / Mgmt: −$644
• Net cashflow: $-23

Break-even live

Break-even rent $3,094

Max offer price $264,863

Occupancy floor 96%

Sensitivity live

Price	-10% $129	-5% $53	+0% $-23	+5% $-100	+10% $-176
Rent	-10% $-266	-5% $-144	+0% $-23	+5% $98	+10% $219
Rate	-1.0pp $112	-0.5pp $45	base $-23	+0.5pp $-93	+1.0pp $-164

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: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
535 Hancock St Tiverton, RI	3.0	2.0	1860	$4,500	$2.42	25d	1	0.37mi
58 Urban's Ln Unit A Tiverton, RI	1.0	1.5	1350	$2,395	$1.77	45d	1	1.03mi
425 Anthony St Unit 1 Fall River, MA	3.0	1.0	1000	$2,100	$2.10	3d	1	1.16mi
1141 Stafford Rd Fall River, MA	3.0	1.0	940	$1,750	$1.86	3d	1	1.18mi

HOA detail

• Monthly dues: $710 · $8,520/yr
• Likely covers: pool

Listing history 14 events

1. 2026-06-21
   days on market $269,000 Active 20 DOM
2. 2026-06-18
   days on market $269,000 Active 17 DOM
3. 2026-06-17
   days on market $269,000 Active 16 DOM
4. 2026-06-16
   days on market $269,000 Active 15 DOM
5. 2026-06-15
   days on market $269,000 Active 14 DOM
6. 2026-06-13
   days on market $269,000 Active 12 DOM
7. 2026-06-13
   days on market $269,000 Active 11 DOM
8. 2026-06-09
   days on market $269,000 Active 8 DOM
9. 2026-06-08
   days on market $269,000 Active 7 DOM
10. 2026-06-07
    statusdays on market $269,000 Active 6 DOM
11. 2026-06-05
    days on market $269,000 New 3 DOM
12. 2026-06-03
    days on market $269,000 New 2 DOM
13. 2026-06-01
    remarks 689-char remark
14. 2026-06-01
    listed $269,000 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: $2,538 · $212/mo
• Projected year-2 tax: $2,923 · $244/mo
• Expected delta: +$385/yr (+$32/mo · 15.2%)

ⓘ 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 5/10 Major 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,772
• − Mortgage interest: −$15,068
• − Property taxes: −$2,538
• − Insurance: −$1,345
• − Repairs & maintenance: −$2,942
• − Management: −$2,942
• − HOA: −$8,520
• − Depreciation: −$7,825
• Taxable loss: −$4,408
• Est. tax savings @ 24.0%: +$1,058
• After-tax cash flow: $777/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: Tiverton
• NCES district ID: 4401050
• Math proficiency: 35% ▼ -6.00%
• Reading proficiency: 49% ▬ 0.00%
• Median HH income: $67,472
• Composite: 37.77/100
• National rank: #4347
• State rank: #14 of 39 in RI

Livability — Fall River

• Score: 61/100
• State rank: #221
• US rank: #18220

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Newport County
• City population: 93,033
• Metro: Providence-Warwick, RI-MA
• Population (ZIP): 16,189
• Household income: $106,036
• Rent vs Own: 19.3% rent · 80.7% own
• Severe rent burden: 201.0

Population outlook (Newport County) Hauer SSP2

• Today (2025): 81,198 people
• By 2030: 79,518 · -2.1%
• By 2040: 75,581 · -6.9%
• By 2050: 71,801 · -11.6%
• By 2075: 64,618 · -20.4%
• By 2100: 56,724 · -30.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 4% Two or more races 3% Black 2%
• Common ancestry: Russian 30% Lithuanian 15% Romanian 4%
• Foreign-born: 7% · Canada
• Languages at home: 92% English-only · Other Indo-European 5% Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Newport

• 2024 margin: Strong D (+25.5) · D 61.6% · R 36.1% · Other 2.2%
• 2008→2024 swing: +2.2pp toward D · 2008: 23.3pp · 2024: 25.5pp
• All cycles: 2024: D+25.5 2020: D+29.8 2016: D+19.4 2012: D+17.7 2008: D+23.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -110.16%
• Current HPI: 362.7711
• Rent YoY: —
• Metro: Providence-Warwick, RI-MA
• 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

• 2026-06-01 Listed $269,000 MLS PIN

Property tax history

+1.7%/yr

Latest (2024): $2,538 · +7.8% YoY. Source: county tax records.