305 Turnpike Unit 13B · Easton, MA 02375

$119,000

2 bd · 1.0 ba · 910 sqft · Manufactured · 87 Days on market

Built 1977 $131/sqft · 34% below area Est $179k · 34% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SELLER TO INSTALL NEW ELECTRIC BASEBOARD HEAT. 2 bedroom AND 1 bath mobile home with several upgrades. Living room open to a Huge eat in kitchen with washer/dryer. Tons of cabinet space. New floors and plenty of room, Good size Master bedroom at the back of the unit. Nice deck and newer window's. Close to 495 and 24.Ready to move in.

Key facts

• New floors
• Several upgrades
• Nice deck

Tags

• SEVERAL UPGRADES
• OPEN TO A HUGE EAT IN KITCHEN
• TONS OF CABINET SPACE
• NEW FLOORS
• NICE DECK
• NEWER WINDOWS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $119k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $112k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Easton (suburban): math 51% / reading 60% proficiency, ranked #76 of 302 in MA (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: 27 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 760 units permitted in Bristol County in 2024 (142 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $27k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $119k implies a 240% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); major wind risk, 69% 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 $111,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 2.09% ✓
• Cap rate: 17.81%
• Cash-on-cash: 41.13%
• DSCR: 2.83
• GRM: 4.0

CMA / ARV

• ARV (median comp): $178,950
• List price: $119,000
• Delta: -33.50%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
63 4th St	0.11mi	2/1.0	980 (+8%)	1mo	$179,900	$184	81
305 Turnpike St #173	0.15mi	2/1.5	887 (-2%)	13mo	$207,500	$234	76

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: 32.5%
• Equity multiple: 2.37×
• Total profit: $45,599
• Equity at exit: $17,743

10-year hold

• IRR: 39.6%
• Equity multiple: 4.71×
• Total profit: $123,570
• Equity at exit: $10,289

Cash invested: $33,320 (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 02375

• Home prices YoY: -17.9%
• Active inventory: 27
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $2,487 medium
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $1,017

Break-even live

Break-even rent $1,199

Max offer price $119,000

Occupancy floor 54%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Dongary Rd South Easton, MA	2.0	1.0	850	$2,550	$3.00	3d	1	0.63mi
15 Foundry St Unit C30 South Easton, MA	2.0	1.0	945	$2,400	$2.54	10d	1	0.89mi

Listing history 21 events

1. 2026-06-18
   days on market $119,000 Active 87 DOM
2. 2026-06-17
   days on market $119,000 Active 86 DOM
3. 2026-06-16
   days on market $119,000 Active 85 DOM
4. 2026-06-15
   statusdays on market $119,000 Active 84 DOM
5. 2026-06-13
   pricestatusdays on market $119,000 Price Changed 82 DOM
6. 2026-06-09
   days on market $143,900 Active 78 DOM
7. 2026-06-08
   days on market $143,900 Active 77 DOM
8. 2026-06-07
   days on market $143,900 Active 76 DOM
9. 2026-06-04
   days on market $143,900 Active 73 DOM
10. 2026-06-03
    days on market $143,900 Active 72 DOM
11. 2026-06-02
    days on market $143,900 Active 71 DOM
12. 2026-06-01
    days on market $143,900 Active 70 DOM
13. 2026-05-31
    days on market $143,900 Active 69 DOM
14. 2026-05-08
    status Back On Market 338-char remark

    Show marketing remark (338 chars)

    SELLER TO INSTALL NEW ELECTRIC BASEBOARD HEAT. 2 bedroom AND 1 bath mobile home with several upgrades. Living room open to a Huge eat in kitchen with washer/dryer. Tons of cabinet space. New floors and plenty of room, Good size Master bedroom at the back of the unit. Nice deck and newer window's. Close to 495 and 24.Ready to move in.

15. 2026-05-08
    price $143,900 338-char remark

    Show marketing remark (338 chars)

    SELLER TO INSTALL NEW ELECTRIC BASEBOARD HEAT. 2 bedroom AND 1 bath mobile home with several upgrades. Living room open to a Huge eat in kitchen with washer/dryer. Tons of cabinet space. New floors and plenty of room, Good size Master bedroom at the back of the unit. Nice deck and newer window's. Close to 495 and 24.Ready to move in.

16. 2026-04-26
    historical 338-char remark

    Show marketing remark (338 chars)

    SELLER TO INSTALL NEW ELECTRIC BASEBOARD HEAT. 2 bedroom AND 1 bath mobile home with several upgrades. Living room open to a Huge eat in kitchen with washer/dryer. Tons of cabinet space. New floors and plenty of room, Good size Master bedroom at the back of the unit. Nice deck and newer window's. Close to 495 and 24.Ready to move in.

17. 2026-03-11
    listed $145,900 New 338-char remark

    Show marketing remark (338 chars)

    SELLER TO INSTALL NEW ELECTRIC BASEBOARD HEAT. 2 bedroom AND 1 bath mobile home with several upgrades. Living room open to a Huge eat in kitchen with washer/dryer. Tons of cabinet space. New floors and plenty of room, Good size Master bedroom at the back of the unit. Nice deck and newer window's. Close to 495 and 24.Ready to move in.

18. 2015-05-14
    soldstatus $35,000 Sold 535-char remark

    Show marketing remark (535 chars)

    This Lovingly-Maintained, Well Kept 2Bedroom Mobile Home Features A Warm and Inviting Living Room With Plenty Of Space To Host! The Living Room Opens To Lovely, Newly Tiled Eat In Kitchen With Cabinets Galore! Enjoy Plentiful Natural Light Throughout, Updated Bathroom, Pristine And Nicely Kept! Enjoy Central Air Conditioning, Newer Central Heat System, Newer Windows, Great Storage Shed, Nice Deck. One Mile From Rt 495 and Rt 24. Great Location And Will Not Last At This Price! VERY EASY TO SHOW! Proudly Offered At $45,000.

19. 2015-04-17
    status Under Agreement 535-char remark

    Show marketing remark (535 chars)

    This Lovingly-Maintained, Well Kept 2Bedroom Mobile Home Features A Warm and Inviting Living Room With Plenty Of Space To Host! The Living Room Opens To Lovely, Newly Tiled Eat In Kitchen With Cabinets Galore! Enjoy Plentiful Natural Light Throughout, Updated Bathroom, Pristine And Nicely Kept! Enjoy Central Air Conditioning, Newer Central Heat System, Newer Windows, Great Storage Shed, Nice Deck. One Mile From Rt 495 and Rt 24. Great Location And Will Not Last At This Price! VERY EASY TO SHOW! Proudly Offered At $45,000.

20. 2015-03-31
    price $45,000 535-char remark

    Show marketing remark (535 chars)

    This Lovingly-Maintained, Well Kept 2Bedroom Mobile Home Features A Warm and Inviting Living Room With Plenty Of Space To Host! The Living Room Opens To Lovely, Newly Tiled Eat In Kitchen With Cabinets Galore! Enjoy Plentiful Natural Light Throughout, Updated Bathroom, Pristine And Nicely Kept! Enjoy Central Air Conditioning, Newer Central Heat System, Newer Windows, Great Storage Shed, Nice Deck. One Mile From Rt 495 and Rt 24. Great Location And Will Not Last At This Price! VERY EASY TO SHOW! Proudly Offered At $45,000.

21. 2015-03-04
    listed $50,000 New 535-char remark

    Show marketing remark (535 chars)

    This Lovingly-Maintained, Well Kept 2Bedroom Mobile Home Features A Warm and Inviting Living Room With Plenty Of Space To Host! The Living Room Opens To Lovely, Newly Tiled Eat In Kitchen With Cabinets Galore! Enjoy Plentiful Natural Light Throughout, Updated Bathroom, Pristine And Nicely Kept! Enjoy Central Air Conditioning, Newer Central Heat System, Newer Windows, Great Storage Shed, Nice Deck. One Mile From Rt 495 and Rt 24. Great Location And Will Not Last At This Price! VERY EASY TO SHOW! Proudly Offered At $45,000.

ⓘ 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 A · 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 69% 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: $29,841
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$2,098
• − Repairs & maintenance: −$2,387
• − Management: −$2,387
• − Depreciation: −$3,462
• Taxable income: $11,056
• Est. tax owed @ 24.0%: −$2,653
• After-tax cash flow: $9,550/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: Easton
• NCES district ID: 2504620
• Math proficiency: 51% ▼ -15.00%
• Reading proficiency: 60% ▼ -7.00%
• Median HH income: $94,017
• Composite: 51.52/100
• National rank: #1719
• State rank: #76 of 302 in MA

Livability — Easton

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

Census & demographics

• Population (ZIP): 11,205

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 (78%)
• Race & ethnicity: White 78% Two or more races 8% Black 6% Hispanic / Latino 5% Asian 4%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Russian 6% Slovak 4% Lithuanian 3%
• Foreign-born: 10% · Canada, Vietnam, China
• Languages at home: 88% English-only · Other Indo-European 3% French/Haitian/Cajun 3% Spanish 2%

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: ▼ -68.89%
• Current HPI: 317.0994
• 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

+187.8% since first listed

8 events — show timeline

• 2026-05-08 Relisted — MLS PIN
• 2026-05-08 Price Changed $143,900 MLS PIN
• 2026-04-26 Listing Removed — MLS PIN
• 2026-03-11 Listed $145,900 MLS PIN
• 2015-05-14 Sold (MLS) $35,000 MLS PIN
• 2015-04-17 Pending — MLS PIN
• 2015-03-31 Price Changed $45,000 MLS PIN
• 2015-03-04 Listed $50,000 MLS PIN