38 Hickory Rd · Taunton, MA 02780

$169,900

2 bd · 1.0 ba · 784 sqft · SingleFamily · 10 Days on market

Built 1976 5,000 sqft lot $480/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).

• Cash flow +12.9/30.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• DSCR +3.8/10.0
• Livability +3.8/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

BEAUTIFUL MOBIL HOME ON CULDESAC! FAM. PARK- PETS ALLOWED. O PEN FLOOR PLAN, EAT IN KIT W/BREAKFAST BAR, NEW OAK KIT & CT FLOOR. ALSO NEW WINDOWS & PORCH C/A. SCREEN RM. OUTDOOR PAT IO. PRK RENT $230

Key facts

• Open floor plan
• Cozy living room
• Remodeled kitchen

Tags

• OPEN FLOOR PLAN
• REMODELED KITCHEN
• BREAKFAST BAR
• COZY LIVING ROOM
• ROOMY MASTER BEDROOM

Property features AI

Finance

• HOA & community: Homeowners association membership required; Association fee of $480 (period not specified); Community offers public transportation, shopping, parks, walk/jog trails, medical facility, laundromat, conservation area, highway access and houses of worship

Exterior

• Parking: Paved off-street parking; Two open parking spaces
• Utilities: Public water; Private sewer; Gas available for range and oven; Electric service
• Home design: Mobile home; One-story house; Shingle roof
• Construction: Modular construction; Built by builder (actual year reported)
• Exterior features: Level lot; Private road frontage

Interior

• Kitchen: Range; Refrigerator
• Flooring: Tile; Vinyl; Carpet
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Four total rooms; Tile, vinyl and carpet flooring
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-14 ($-168/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (1.2% below list).
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $168k (1.2% below list) — sets the bar for cash-flow.
• Cap rate 6.2% vs local median 3.0% in Taunton — 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 75/100 on livability (#78 in MA, #4,184 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: schools C-, crime C-, amenities F.
• Taunton (suburban): math 19% / reading 36% proficiency, ranked #263 of 302 in MA (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+2.0%/yr); 75 active listings in the ZIP; 760 units permitted in Bristol County in 2024 (142 in 5+ unit buildings).
• This rent runs 33% of the median local income ($74k/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 $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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 31y 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 $37k; list at $170k implies a 359% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: major wind risk, 70% 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 $167,879 (1.2% 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. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.22% ✓
• Cap rate: 6.19%
• Cash-on-cash: -0.35%
• DSCR: 0.98
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.0% rent growth · sell at horizon

5-year hold

• IRR: -18.2%
• Equity multiple: 0.37×
• Total profit: $-30,163
• Equity at exit: $25,333

10-year hold

• IRR: -13.0%
• Equity multiple: 0.28×
• Total profit: $-34,404
• Equity at exit: $14,690

Cash invested: $47,572 (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 02780

• Home prices YoY: -28.1%
• Rents YoY: 2.0%
• Active inventory: 75
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,076 medium
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,548/yr
• Insurance: −$71
• HOA: −$480
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $-14

Break-even live

Break-even rent $2,094

Max offer price $167,879

Occupancy floor 96%

Sensitivity live

Price	-10% $103	-5% $45	+0% $-14	+5% $-73	+10% $-131
Rent	-10% $-178	-5% $-96	+0% $-14	+5% $68	+10% $150
Rate	-1.0pp $72	-0.5pp $29	base $-14	+0.5pp $-58	+1.0pp $-103

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $480 · $5,760/yr

Listing history 8 events

1. 2026-06-21
   days on market $169,900 Active 10 DOM
2. 2026-06-18
   days on market $169,900 Active 7 DOM
3. 2026-06-17
   days on market $169,900 Active 6 DOM
4. 2026-06-16
   days on market $169,900 Active 5 DOM
5. 2026-06-15
   statusdays on market $169,900 Active 4 DOM
6. 2026-06-13
   days on market $169,900 New 2 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $169,900 New 1 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 ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,914
• − Mortgage interest: −$9,517
• − Property taxes: −$2,548
• − Insurance: −$850
• − Repairs & maintenance: −$1,993
• − Management: −$1,993
• − HOA: −$5,760
• − Depreciation: −$4,943
• Taxable loss: −$2,690
• Est. tax savings @ 24.0%: +$646
• After-tax cash flow: $478/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: Taunton
• NCES district ID: 2511520
• Math proficiency: 19% ▼ -16.00%
• Reading proficiency: 36% ▼ -2.00%
• Median HH income: $54,102
• Composite: 24.46/100
• National rank: #7665
• State rank: #263 of 302 in MA

Livability — Taunton

• Score: 75/100
• State rank: #78
• US rank: #4184

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Taunton, MA
• County: Bristol County · 342,083 people
• City population: 53,461
• Metro: Providence-Warwick, RI-MA
• Population (ZIP): 53,461
• Household income: $74,471
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 2508.0

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 (70%)
• Race & ethnicity: White 70% Two or more races 15% Hispanic / Latino 10% Black 7% Asian 2%
• Hispanic origin (detail): Puerto Rican 7% Dominican 1%
• Common ancestry: Russian 19% Lithuanian 6% Romanian 3%
• Foreign-born: 14% · Canada, Vietnam
• Languages at home: 78% English-only · Other Indo-European 11% Spanish 6% French/Haitian/Cajun 3%

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: ▼ -124.79%
• Current HPI: 319.3662
• Rent YoY: ▲ 2.00%
• 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

+305.5% since first listed

3 events — show timeline

• 2026-06-11 Listed $169,900 MLS PIN
• 1996-01-21 Sold (MLS) $37,000 MLS PIN
• 1995-07-31 Listed $41,900 MLS PIN