103 Kimberly Ct · Wareham, MA 02571

$149,900

3 bd · 2.0 ba · 840 sqft · Manufactured · 72 Days on market

Built 1971 $178/sqft · 33% below area Est $223k · 33% 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
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nicely maintained three-bedroom two bath home in Garden Homes North, a family park. Primary bedroom has its own bathroom, newer rubber roof, replacement windows, new furnace in 2026 and much more. Conveniently located close to highways, beaches, and shopping. Move-in ready Call today for your private viewing.

Key facts

• 2 parking spots
• Built 1971
• Listed 72 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $966 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $141k (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.
• Wareham (suburban): math 17% / reading 33% proficiency, ranked #271 of 302 in MA (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 47 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,255 units permitted in Plymouth County in 2024 (411 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 27y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $23k; list at $150k implies a 552% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $140,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 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 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.69% ✓
• Cap rate: 14.03%
• Cash-on-cash: 27.62%
• DSCR: 2.23
• GRM: 4.9

CMA / ARV

• ARV (median comp): $222,576
• List price: $149,900
• Delta: -32.65%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
83 Kristen Ln	0.06mi	2/2.0 (-1)	924 (+10%)	11mo	$250,000	$271	67

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: 21.7%
• Equity multiple: 1.89×
• Total profit: $37,269
• Equity at exit: $22,351

10-year hold

• IRR: 29.8%
• Equity multiple: 3.66×
• Total profit: $111,826
• Equity at exit: $12,961

Cash invested: $41,972 (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 02571

• Home prices YoY: -33.7%
• Active inventory: 47
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,534 medium
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $966

Break-even live

Break-even rent $1,311

Max offer price $149,900

Occupancy floor 57%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Gatehouse Dr East Wareham, MA	2.0–3.0	2.0	1070	$2,534	$2.37	1d	3	1.03mi

Listing history 21 events

1. 2026-06-09
   days on market $149,900 Active 72 DOM
2. 2026-06-08
   days on market $149,900 Active 71 DOM
3. 2026-06-07
   days on market $149,900 Active 70 DOM
4. 2026-06-04
   days on market $149,900 Active 67 DOM
5. 2026-06-03
   days on market $149,900 Active 66 DOM
6. 2026-06-02
   days on market $149,900 Active 65 DOM
7. 2026-06-01
   days on market $149,900 Active 64 DOM
8. 2026-05-31
   days on market $149,900 Active 63 DOM
9. 2026-05-11
   price $149,900 311-char remark

   Show marketing remark (311 chars)

   Nicely maintained three-bedroom two bath home in Garden Homes North, a family park. Primary bedroom has its own bathroom, newer rubber roof, replacement windows, new furnace in 2026 and much more. Conveniently located close to highways, beaches, and shopping. Move-in ready Call today for your private viewing.

10. 2026-03-29
    listed $159,900 New 311-char remark

    Show marketing remark (311 chars)

    Nicely maintained three-bedroom two bath home in Garden Homes North, a family park. Primary bedroom has its own bathroom, newer rubber roof, replacement windows, new furnace in 2026 and much more. Conveniently located close to highways, beaches, and shopping. Move-in ready Call today for your private viewing.

11. 2008-01-26
    historical 313-char remark

    Show marketing remark (313 chars)

    Newly Vinyl sided mobile home in family park. Good condition needs minor work nothing major. Brand new fridge 2 full baths and 3 bedrooms. New blower in furnace as well. Park fee includes sewer water taxes snow and trash removal. Purchase as an investment or live there, had tenants who were paying $975/month.

12. 2008-01-26
    soldstatus $23,000 313-char remark

    Show marketing remark (313 chars)

    Newly Vinyl sided mobile home in family park. Good condition needs minor work nothing major. Brand new fridge 2 full baths and 3 bedrooms. New blower in furnace as well. Park fee includes sewer water taxes snow and trash removal. Purchase as an investment or live there, had tenants who were paying $975/month.

13. 2007-03-26
    listed $35,000 313-char remark

    Show marketing remark (313 chars)

    Newly Vinyl sided mobile home in family park. Good condition needs minor work nothing major. Brand new fridge 2 full baths and 3 bedrooms. New blower in furnace as well. Park fee includes sewer water taxes snow and trash removal. Purchase as an investment or live there, had tenants who were paying $975/month.

14. 2006-03-31
    soldstatus $40,000
15. 2006-03-01
    historical
16. 2006-01-17
    listed $42,000
17. 2004-11-02
    soldstatus $28,000
18. 2004-09-25
    historical
19. 2004-05-14
    listed $32,000
20. 1999-04-27
    soldstatus $22,000
21. 1999-02-17
    listed $22,500

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,408
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$2,433
• − Management: −$2,433
• − Depreciation: −$4,361
• Taxable income: $9,787
• Est. tax owed @ 24.0%: −$2,349
• After-tax cash flow: $9,242/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: Wareham
• NCES district ID: 2512060
• Math proficiency: 17% ▼ -10.00%
• Reading proficiency: 33% ▼ -5.00%
• Median HH income: $58,171
• Composite: 22.78/100
• National rank: #8024
• State rank: #271 of 302 in MA

Livability — Wareham

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

Census & demographics

• Population (ZIP): 10,538

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 (79%)
• Race & ethnicity: White 79% Two or more races 7% Black 2%
• Common ancestry: Slovak 9% Russian 6% Lithuanian 6%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Other Indo-European 4% French/Haitian/Cajun 1% Other Asian/Pacific 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: ▼ -158.12%
• Current HPI: 311.1966
• 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

+566.2% since first listed

13 events — show timeline

• 2026-05-11 Price Changed $149,900 MLS PIN
• 2026-03-29 Listed $159,900 MLS PIN
• 2008-01-26 Sold (MLS) $23,000 MLS PIN
• 2008-01-26 Listing Removed — MLS PIN
• 2007-03-26 Listed $35,000 MLS PIN
• 2006-03-31 Sold (MLS) $40,000 MLS PIN
• 2006-03-01 Listing Removed — MLS PIN
• 2006-01-17 Listed $42,000 MLS PIN
• 2004-11-02 Sold (MLS) $28,000 MLS PIN
• 2004-09-25 Listing Removed — MLS PIN
• 2004-05-14 Listed $32,000 MLS PIN
• 1999-04-27 Sold (MLS) $22,000 CCIMLS
• 1999-02-17 Listed $22,500 CCIMLS