300 Falmouth Rd · Mashpee, MA 02649

$352,000

2 bd · 2.0 ba · 1,110 sqft · SingleFamily · 13 Days on market

Built 1982 Fair condition Est $553k · 36% under

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Why this score? — see what drove the C+ 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 +24.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +6.4/10.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very spacious colonial style condo located in Summerwood. This interior unit offers versatility with a full basement. Convenient to everything the Cape has to offer anyone can enjoy this unit year round or just for your own summer use. Sold As is.

Key facts

• Plenty of storage
• New pergo floors
• Built 1982

Tags

• NEW PERGO FLOORS
• UPDATED KITCHEN SLIDER
• SEMI-FINISHED BASEMENT
• PLENTY OF STORAGE
• POOL AND TENNIS COURTS
• DESIGNATED PARKING SPOT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $352k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $727 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $352k).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Mashpee (suburban): math 34% / reading 51% proficiency, ranked #183 of 302 in MA (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 144 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $11k 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.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 26y 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 $114k; list at $352k implies a 209% gain — meaningful room to come down on a strong offer.

Recommended offer $352,000

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. 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.
4. 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.
5. 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: 8.77%
• Cash-on-cash: 8.86%
• DSCR: 1.39
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $552,780
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
145 Quinaquisset Ave	0.46mi	3/1.0 (+1)	1,124 (+1%)	0mo	$500,000	$445	67
43 Ships Lantern Dr	0.44mi	3/2.0 (+1)	1,110 (0%)	22mo	$575,000	$518	56
25 Rainbow Ln	0.62mi	3/1.5 (+1)	1,152 (+4%)	3mo	$600,000	$521	56
7 Ships Rudder Dr	0.57mi	3/1.5 (+1)	1,144 (+3%)	24mo	$540,000	$472	41
28 Compass Dr	0.53mi	3/1.5 (+1)	1,188 (+7%)	20mo	$480,000	$404	40
11 Chatham Ln	0.36mi	3/1.0 (+1)	960 (-14%)	21mo	$500,000	$521	34
31 Mashpee Neck Rd	0.58mi	2/2.5	1,274 (+15%)	16mo	$585,000	$459	33
18 Ships Lantern Dr	0.50mi	3/1.0 (+1)	989 (-11%)	23mo	$493,000	$498	30
7 Porthole Dr	0.65mi	2/1.0	944 (-15%)	22mo	$475,000	$503	22

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: -2.9%
• Equity multiple: 0.89×
• Total profit: $-10,650
• Equity at exit: $52,484

10-year hold

• IRR: 6.8%
• Equity multiple: 1.51×
• Total profit: $50,627
• Equity at exit: $30,435

Cash invested: $98,560 (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 02649

• Home prices YoY: -32.6%
• Active inventory: 144
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $4,000 medium
• Mortgage (P&I): −$1,846
• Tax est. 1.5%: −$440 /mo · $5,280/yr
• Insurance: −$147
• HOA: −$0
• Vacancy / Maint / Mgmt: −$840
• Net cashflow: $727

Break-even live

Break-even rent $3,079

Max offer price $352,000

Occupancy floor 77%

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: $88,000
• Closing costs: $10,560
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
87 Park Place Way Mashpee, MA	3.0	2.0	1056	$4,000	$3.79	44d	1	1.21mi

Listing history 10 events

1. 2026-06-18
   days on market $352,000 Active 13 DOM
2. 2026-06-17
   days on market $352,000 Active 12 DOM
3. 2026-06-16
   days on market $352,000 Active 11 DOM
4. 2026-06-15
   days on market $352,000 Active 10 DOM
5. 2026-06-13
   days on market $352,000 Active 8 DOM
6. 2026-06-12
   days on market $352,000 Active 7 DOM
7. 2026-06-09
   days on market $352,000 Active 4 DOM
8. 2026-06-08
   days on market $352,000 Active 3 DOM
9. 2026-06-07
   remarks 532-char remark
10. 2026-06-07
    listed $352,000 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $48,000
• − Mortgage interest: −$19,717
• − Property taxes: −$5,280
• − Insurance: −$1,760
• − Repairs & maintenance: −$3,840
• − Management: −$3,840
• − Depreciation: −$10,240
• Taxable income: $3,323
• Est. tax owed @ 24.0%: −$797
• After-tax cash flow: $7,931/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 · 2 photos

Fair 45/100 Moderate rehab

The home is in fair condition with some minor repairs needed, particularly in the kitchen. Painting the exterior and replacing cabinets would significantly increase its resale value.

Repairs flagged

• Minor Kitchen cabinets — Slight wear on some cabinet doors.
• Minor Kitchen countertops — Scratches visible on some countertops.

Value-add opportunities

• Resale Paint exterior — Fresh paint can significantly improve curb appeal.
• Resale Replace kitchen cabinets — New cabinets can enhance the kitchen's aesthetic and functionality.
• Rental Clean kitchen countertops — Clean countertops can attract renters and maintain a good first impression.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Slight wear on some cabinet doors.	Minor	$500–3,000
Kitchen countertops · Scratches visible on some countertops.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Paint exterior — Fresh paint can significantly improve curb appeal. ↑
• Resale Replace kitchen cabinets — New cabinets can enhance the kitchen's aesthetic and functionality. ↑
• Rental Clean kitchen countertops — Clean countertops can attract renters and maintain a good first impression. ↑

ⓘ 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: Mashpee
• NCES district ID: 2507440
• Math proficiency: 34% ▼ -16.00%
• Reading proficiency: 51% ▼ -2.00%
• Median HH income: $65,376
• Composite: 37.97/100
• National rank: #4299
• State rank: #183 of 302 in MA

Livability — Mashpee

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 15,234

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 (88%)
• Race & ethnicity: White 88% Two or more races 5% Black 2% Hispanic / Latino 2% Native American 2%
• Common ancestry: Lithuanian 5% Russian 5% Romanian 4%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -159.04%
• Current HPI: 328.8662
• 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

+252.4% since first listed

11 events — show timeline

• 2026-06-06 Listed $352,000 FSBO.com
• 2019-09-04 Listing Removed — CCIMLS
• 2017-03-21 Sold (MLS) $114,000 MLS PIN
• 2017-01-27 Pending — MLS PIN
• 2017-01-11 Listed $144,000 MLS PIN
• 2016-09-12 Sold (MLS) $171,000 CCIMLS
• 2016-09-06 Pending — CCIMLS
• 2016-07-26 Listed — CCIMLS
• 2006-04-28 Listed $227,000 CCIMLS
• 2000-05-11 Sold (MLS) $105,000 CCIMLS
• 2000-03-22 Listed $99,900 CCIMLS