23 Stone Dr · Sagamore, MA 02360

$245,000

2 bd · 2.0 ba · 1,350 sqft · SingleFamily · 109 Days on market

Built 1986 Est $483k · 49% under $1250/mo HOA · 41% 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
• 1% rule +7.4/10.0
• Cash flow +5.4/30.0
• Schools +4.1/10.0
• Rent growth +3.9/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful home in Long Pond Village. A 55+ community. You'll fall in love when you step inside and see how spacious and open this home is. Enjoy the warmth of the newly installed gas fireplace. The living room has a large window letting in lots of sunshine. Two bedrooms, and two full baths. Primary bedroom with recently remodeled bath and walk-in closet, New flooring and paint in most rooms. Lovely kitchen with all new appliances.. Large laundry/mud room with pantry. New heating system. Large rear deck overlooking the private backyard. New privacy fence and large shed add to the convenience of this beautiful property. Enjoy carefree living close to highway, shopping, restaurants, beaches and Cape Cod. All the work has been done for you! New appliances included - fridge, stove, dishwasher, washer & dryer. Park fee covers real estate taxes, water, trash, clubhouse & snow on street.

Key facts

• Walk-in closet
• New flooring
• New paint

Tags

• NEWLY INSTALLED GAS FIREPLACE
• RECENTLY REMODELED BATH
• WALK-IN CLOSET
• NEW FLOORING
• NEW PAINT
• NEW APPLIANCES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-534 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (31.5% below list).
• Meets the 1% rule at list price ($3k rent vs $245k).
• Recommended offer: $168k (31.5% below list) — sets the bar for cash-flow.
• Cap rate 3.7% vs local median 2.6% in Sagamore — 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 67/100 on livability (#160 in MA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools D+, amenities F, commute F.
• Plymouth (suburban): math 35% / reading 54% proficiency, ranked #158 of 302 in MA (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.4%/yr); 269 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 1,255 units permitted in Plymouth County in 2024 (411 in 5+ unit buildings).
• This rent runs 31% of the median local income ($117k/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 $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 41% of rent.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,784 (31.5% 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. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.24% ✓
• Cap rate: 3.68%
• Cash-on-cash: -9.33%
• DSCR: 0.58
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $483,300
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22 Circuit Rd	0.47mi	2/2.0	1,344 (-0%)	17mo	$399,000	$297	63
18 White Violet Ln	0.52mi	3/1.5 (+1)	1,399 (+4%)	1mo	$605,000	$432	62
4 Hillcrest Rd	0.51mi	2/1.0	1,427 (+6%)	11mo	$435,000	$305	54
5 Valley Rd	0.49mi	2/1.0	1,229 (-9%)	10mo	$414,000	$337	50
95 Alewife Rd Unit 22A	0.37mi	3/2.0 (+1)	1,504 (+11%)	12mo	$537,700	$358	49
139 Little Sandy Pond Rd	0.61mi	2/1.0	1,330 (-2%)	21mo	$430,000	$323	47
81 Alewife Rd	0.36mi	3/2.0 (+1)	1,532 (+14%)	14mo	$670,000	$437	44
26 James Cir	0.46mi	3/1.5 (+1)	1,196 (-11%)	20mo	$730,000	$610	35

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 · 5.43% rent growth · sell at horizon

5-year hold

• IRR: -27.2%
• Equity multiple: 0.05×
• Total profit: $-65,235
• Equity at exit: $36,530

10-year hold

• IRR: -13.4%
• Equity multiple: 0.06×
• Total profit: $-64,319
• Equity at exit: $21,183

Cash invested: $68,600 (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 02360

• Rents YoY: 5.4%
• Active inventory: 269
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $3,050 medium
• Mortgage (P&I): −$1,285
• Tax est. 1.5%: −$306 /mo · $3,675/yr
• Insurance: −$102
• HOA: −$1,250
• Vacancy / Maint / Mgmt: −$641
• Net cashflow: $-534

Break-even live

Break-even rent $3,725

Max offer price $167,784

Occupancy floor —

Sensitivity live

Price	-10% $-364	-5% $-449	+0% $-534	+5% $-618	+10% $-703
Rent	-10% $-775	-5% $-654	+0% $-534	+5% $-413	+10% $-293
Rate	-1.0pp $-410	-0.5pp $-471	base $-534	+0.5pp $-597	+1.0pp $-662

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
214 White Cliff Dr Plymouth, MA	2.0	2.5	1641	$4,000	$2.44	0d	1	1.06mi

HOA detail

• Monthly dues: $1,250 · $15,000/yr
• Likely covers: watertrashgas

Listing history 20 events

1. 2026-06-21
   days on market $245,000 Active 109 DOM
2. 2026-06-18
   days on market $245,000 Active 106 DOM
3. 2026-06-17
   statusdays on market $245,000 Active 105 DOM
4. 2026-06-16
   days on market $245,000 Price Changed 104 DOM
5. 2026-06-15
   days on market $245,000 Price Changed 103 DOM
6. 2026-06-13
   pricestatusdays on market $245,000 Price Changed 101 DOM
7. 2026-06-13
   days on market $259,900 Active 100 DOM
8. 2026-06-09
   days on market $259,900 Active 97 DOM
9. 2026-06-08
   days on market $259,900 Active 96 DOM
10. 2026-06-08
    statusdays on market $259,900 Active 95 DOM
11. 2026-06-04
    statusdays on market $259,900 Back On Market 92 DOM
12. 2026-06-03
    days on market $259,900 Contingent 91 DOM
13. 2026-06-02
    statusdays on market $259,900 Contingent 90 DOM
14. 2026-06-01
    days on market $259,900 Active 89 DOM
15. 2026-05-31
    days on market $259,900 Active 88 DOM
16. 2026-03-02
    listed $259,900 New 914-char remark

    Show marketing remark (914 chars)

    Beautiful home in Long Pond Village. A 55+ community. You'll fall in love when you step inside and see how spacious and open this home is. Enjoy the warmth of the newly installed gas fireplace. The living room has a large window letting in lots of sunshine. Two bedrooms, and two full baths. Primary bedroom with recently remodeled bath and walk-in closet, New flooring and paint in most rooms. Lovely kitchen with all new appliances.. Large laundry/mud room with pantry. New heating system. Large rear deck overlooking the private backyard. New privacy fence and large shed add to the convenience of this beautiful property. Enjoy carefree living close to highway, shopping, restaurants, beaches and Cape Cod. All the work has been done for you! New appliances included - fridge, stove, dishwasher, washer & dryer. Park fee covers real estate taxes, water, trash, clubhouse & snow on street.

17. 2025-08-20
    soldstatus $233,900 Sold 872-char remark

    Show marketing remark (872 chars)

    Open House Cancelled. Offer AcceptedWelcome to Long Pond Village, A beautifully maintained 55+ community and get ready to fall in love with this spacious double-wide mobile home. It offers 2 large bedrooms, 2 full baths, and a cozy and inviting open layout, that's perfect for everyday living. The living room is bright and roomy, flowing right into the dining area. The stylish, fully equipped kitchen doesn't disappoint with a large island and plenty of cabinets and counter space. From there, step outside through the sliders to a private oversized wooden deck perfect for grilling or soaking up the peaceful, wooded corner lot with a huge storage shed. Inside for added convenience, is a Full size washer/dryer, central air and natural gas for heating. Close to Scusset beach, The Cape cod Canal, highways and the bridge to the cape. This beauty, is move in ready.

18. 2025-07-07
    status Under Agreement 872-char remark

    Show marketing remark (872 chars)

    Open House Cancelled. Offer AcceptedWelcome to Long Pond Village, A beautifully maintained 55+ community and get ready to fall in love with this spacious double-wide mobile home. It offers 2 large bedrooms, 2 full baths, and a cozy and inviting open layout, that's perfect for everyday living. The living room is bright and roomy, flowing right into the dining area. The stylish, fully equipped kitchen doesn't disappoint with a large island and plenty of cabinets and counter space. From there, step outside through the sliders to a private oversized wooden deck perfect for grilling or soaking up the peaceful, wooded corner lot with a huge storage shed. Inside for added convenience, is a Full size washer/dryer, central air and natural gas for heating. Close to Scusset beach, The Cape cod Canal, highways and the bridge to the cape. This beauty, is move in ready.

19. 2025-06-24
    historical Contingent 872-char remark

    Show marketing remark (872 chars)

    Open House Cancelled. Offer AcceptedWelcome to Long Pond Village, A beautifully maintained 55+ community and get ready to fall in love with this spacious double-wide mobile home. It offers 2 large bedrooms, 2 full baths, and a cozy and inviting open layout, that's perfect for everyday living. The living room is bright and roomy, flowing right into the dining area. The stylish, fully equipped kitchen doesn't disappoint with a large island and plenty of cabinets and counter space. From there, step outside through the sliders to a private oversized wooden deck perfect for grilling or soaking up the peaceful, wooded corner lot with a huge storage shed. Inside for added convenience, is a Full size washer/dryer, central air and natural gas for heating. Close to Scusset beach, The Cape cod Canal, highways and the bridge to the cape. This beauty, is move in ready.

20. 2025-06-10
    listed $233,900 New 872-char remark

    Show marketing remark (872 chars)

    Open House Cancelled. Offer AcceptedWelcome to Long Pond Village, A beautifully maintained 55+ community and get ready to fall in love with this spacious double-wide mobile home. It offers 2 large bedrooms, 2 full baths, and a cozy and inviting open layout, that's perfect for everyday living. The living room is bright and roomy, flowing right into the dining area. The stylish, fully equipped kitchen doesn't disappoint with a large island and plenty of cabinets and counter space. From there, step outside through the sliders to a private oversized wooden deck perfect for grilling or soaking up the peaceful, wooded corner lot with a huge storage shed. Inside for added convenience, is a Full size washer/dryer, central air and natural gas for heating. Close to Scusset beach, The Cape cod Canal, highways and the bridge to the cape. This beauty, is move in ready.

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,600
• − Mortgage interest: −$13,724
• − Property taxes: −$3,675
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,928
• − Management: −$2,928
• − HOA: −$15,000
• − Depreciation: −$7,127
• Taxable loss: −$10,007
• Est. tax savings @ 24.0%: +$2,402
• After-tax cash flow: $-4,002/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: Plymouth
• NCES district ID: 2509720
• Math proficiency: 35% ▼ -12.00%
• Reading proficiency: 54% ▼ -2.00%
• Median HH income: $77,630
• Composite: 40.79/100
• National rank: #3640
• State rank: #158 of 302 in MA

Livability — Sagamore

• Score: 67/100
• State rank: #160
• US rank: #10806

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Plymouth County · 358,589 people
• City population: 3,958
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 63,689
• Household income: $116,941
• Rent vs Own: 21.0% rent · 79.0% own
• Severe rent burden: 1655.0

Population outlook (Plymouth County) Hauer SSP2

• Today (2025): 533,105 people
• By 2030: 541,862 · +1.6%
• By 2040: 549,791 · +3.1%
• By 2050: 542,476 · +1.8%
• By 2075: 518,429 · -2.8%
• By 2100: 448,179 · -15.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 5% Hispanic / Latino 3% Black 1% Asian 1%
• Common ancestry: Russian 6% Lithuanian 4% Romanian 3%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 92% English-only · Other Indo-European 4% Spanish 2% Vietnamese 1%

Political lean MEDSL · Plymouth

• 2024 margin: Lean D (+8.8) · D 53.6% · R 44.7% · Other 1.7%
• 2008→2024 swing: +1.3pp toward D · 2008: 7.6pp · 2024: 8.8pp
• All cycles: 2024: D+8.8 2020: D+17.4 2016: D+7.2 2012: D+3.8 2008: D+7.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -495.82%
• Current HPI: 306.0925
• Rent YoY: ▲ 5.43%
• Metro: Boston-Cambridge-Newton, MA-NH
• 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

+11.1% since first listed

5 events — show timeline

• 2026-03-02 Listed $259,900 MLS PIN
• 2025-08-20 Sold (MLS) $233,900 MLS PIN
• 2025-07-07 Pending — MLS PIN
• 2025-06-24 Contingent — MLS PIN
• 2025-06-10 Listed $233,900 MLS PIN