300 Falmouth Rd Apt 21E · Mashpee Neck, MA 02649

$380,000

2 bd · 2.0 ba · 1,080 sqft · Condo public records

Built 1983 $500/mo HOA · 12% 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 +18.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +5.5/10.0
• Schools +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Refreshing Spring in Your New HomeDiscover comfort and convenience in this charming townhouse-style condominium nestled within the serene Summerwood Condominium Complex. Key Features:Spacious Living: Enjoy two floors of living space. Modern Interior: Creating a bright and airy atmosphere. Functional Layout: The first floor boasts an eat-in kitchen with patio access, a spacious living room, hardwood floors, and a convenient full bath. The second floor features a large primary bedroom with oversized closet space and a second bedroom with ample storage. Versatile Basement: provides additional storage and the potential for a finished den or office space. Outdoor Oasis: Relax on the private pat

Key facts

• $500 HOA
• Parking
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $380k.

Deal economics

• At list price, monthly cash flow is $357 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $380k).

Location & tenants

• Location reads 65/100 on livability (#180 in MA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• 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 $3k 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 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 23y 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.

Recommended offer $380,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.05% ✓
• Cap rate: 7.42%
• Cash-on-cash: 4.02%
• DSCR: 1.18
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -10.0%
• Equity multiple: 0.64×
• Total profit: $-38,686
• Equity at exit: $56,659

10-year hold

• IRR: -0.5%
• Equity multiple: 0.96×
• Total profit: $-3,743
• Equity at exit: $32,855

Cash invested: $106,400 (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: 7.9×

Monthly cashflow live

• Estimated rent: $4,000 medium
• Mortgage (P&I): −$1,993
• Tax from tax record: −$152 /mo · $1,826/yr
• Insurance: −$158
• HOA: −$500
• Vacancy / Maint / Mgmt: −$840
• Net cashflow: $357

Break-even live

Break-even rent $3,548

Max offer price $380,000

Occupancy floor 86%

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: $95,000
• Closing costs: $11,400
• 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	43d	1	1.21mi

HOA detail condo

• Monthly dues: $500 · $6,000/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-04-06
   historical
2. 2026-04-06
   listed $380,000
3. 2026-03-16
   status Pending/Continue to Show
4. 2026-03-16
   historical
5. 2025-12-05
   price $390,000
6. 2025-12-04
   listed $375,000 Active
7. 2025-10-31
   historical
8. 2025-01-30
   price $415,000
9. 2024-11-08
   price $395,000
10. 2024-11-08
    price $1,400,000
11. 2024-11-01
    listed $395,000 Active
12. 2022-05-13
    status Under Agreement
13. 2022-05-13
    soldstatus $334,300 Sold
14. 2022-05-13
    soldstatus $334,300 Closed
15. 2022-05-13
    soldstatus $334,300
16. 2022-04-29
    status Pending
17. 2022-04-15
    listed $349,200 New
18. 2022-04-15
    listed $349,200 Active
19. 2019-12-04
    historical
20. 2019-09-04
    historical
21. 2014-08-01
    listed $109,000
22. 2006-03-01
    soldstatus $227,000
23. 2006-03-01
    soldstatus $227,000
24. 2005-09-06
    listed $229,000
25. 2003-03-19
    listed $175,000

ⓘ 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: $1,826 · $152/mo
• Projected year-2 tax: $3,250 · $271/mo
• Expected delta: +$1,424/yr (+$119/mo · 78.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $48,000
• − Mortgage interest: −$21,286
• − Property taxes: −$1,826
• − Insurance: −$1,900
• − Repairs & maintenance: −$3,840
• − Management: −$3,840
• − HOA: −$6,000
• − Depreciation: −$11,055
• Taxable loss: −$1,746
• Est. tax savings @ 24.0%: +$419
• After-tax cash flow: $4,700/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: 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 Neck

• Score: 65/100
• State rank: #180
• US rank: #12489

Category grades

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

Schools grade is shown separately in the Schools card above.

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

+117.1% since first listed

25 events — show timeline

• 2026-04-06 Listing Removed — CCIMLS
• 2026-04-06 Listed $380,000 CCIMLS
• 2026-03-16 Pending — CCIMLS
• 2026-03-16 Listing Removed — CCIMLS
• 2025-12-05 Price Changed $390,000 CCIMLS
• 2025-12-04 Listed $375,000 CCIMLS
• 2025-10-31 Listing Removed — CCIMLS
• 2025-01-30 Price Changed $415,000 CCIMLS
• 2024-11-08 Price Changed $395,000 CCIMLS
• 2024-11-08 Price Changed $1,400,000 CCIMLS
• 2024-11-01 Listed $395,000 CCIMLS
• 2022-05-13 Pending — MLS PIN
• 2022-05-13 Sold (Public Records) $334,300 Public Records
• 2022-05-13 Sold (MLS) $334,300 CCIMLS
• 2022-05-13 Sold (MLS) $334,300 MLS PIN
• 2022-04-29 Pending — CCIMLS
• 2022-04-15 Listed $349,200 CCIMLS
• 2022-04-15 Listed $349,200 MLS PIN
• 2019-12-04 Listing Removed — CCIMLS
• 2019-09-04 Listing Removed — CCIMLS
• 2014-08-01 Listed $109,000 CCIMLS
• 2006-03-01 Sold (Public Records) $227,000 Public Records
• 2006-03-01 Sold (MLS) $227,000 CCIMLS
• 2005-09-06 Listed $229,000 CCIMLS
• 2003-03-19 Listed $175,000 CCIMLS

Property tax history

+7.3%/yr

Latest (2023): $1,826 · +11.1% YoY. Source: county tax records.