1346 Newport Ave Unit c-11 · Attleboro, MA 02703

$125,000

1 bd · 1.0 ba · 780 sqft · Manufactured · 34 Days on market

Built 1981 Fair condition $160/sqft · 22% below area Est $160k · 22% under $475/mo HOA · 25% of rent

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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 +20.7/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +6.6/10.0
• Rent growth +3.8/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a must see, not your typical mobile home. Vinyl sided and Located on a corner lot with a nice front porch area. Very well kept with wide open kitchen/living area. Kitchen has tons of cabinet space. Full bathroom with walk-in shower. Extra Bonus room with closet that can be used for an office, enclosed sunroom, or many other options. Washer and dryer hookup right in the unit. Great closet space throughoutAppliances to remain.Nice carport and vinyl shed finish off this great investment. Easy highway access.. Monthly park fee of $420 includes: Water, sewer, trash and snow removal.New owner must be approved by Management.

Key facts

• Wide open kitchen
• Full bathroom
• Great closet space

Tags

• CORNER LOT
• WIDE OPEN KITCHEN
• FULL BATHROOM
• WALK IN SHOWER
• EXTRA BONUS ROOM
• GREAT CLOSET SPACE

Property features AI

Finance

• HOA & community: Homeowners association membership required; Association fee of $475; Community offers public transportation, shopping, highway access, and nearby schools (public and private)

Exterior

• Parking: Carport; Paved driveway; Off-street parking; 2 open parking spaces (2 total parking spaces)
• Utilities: Public water; Public sewer; 100 Amp electric service; Electrical hookups for electric range, electric oven, and electric dryer
• Home design: Mobile home; Single-story house (modular); White exterior
• Construction: Modular construction; Slab foundation; Shingle and rubber roof; Built (year per public records)
• Exterior features: Corner lot; Public road frontage; Enclosed porch; Enclosed patio

Interior

• Kitchen: Range; Microwave; Refrigerator; Trash compactor
• Flooring: Vinyl flooring; Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Oil heating; Central air conditioning
• Interior features: Total of 4 rooms; Enclosed porch/patio
• Laundry & utility: Washer; Dryer; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $125k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $169 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.1% in Attleboro — 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 67/100 on livability (#165 in MA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: amenities F, cost of living F, health & safety F.
• Attleboro (suburban): math 34% / reading 46% proficiency, ranked #194 of 302 in MA (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.3%/yr); 54 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $864 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 + 5.3% rent growth), your $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $65k; list at $125k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• Climate carrying-cost: major wind risk, 68% 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 $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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: 1.53% ✓
• Cap rate: 7.92%
• Cash-on-cash: 5.80%
• DSCR: 1.26
• GRM: 5.5

CMA / ARV

• ARV (median comp): $159,925
• List price: $125,000
• Delta: -21.84%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1346 Newport Ave Unit B17	0.15mi	2/1.0 (+1)	780 (0%)	1mo	$62,000	$79	87
548 Kenyon Ave #2	0.07mi	2/1.0 (+1)	784 (+0%)	5mo	$159,000	$203	87
548 Kenyon Ave #4	0.07mi	2/2.0 (+1)	812 (+4%)	1mo	$150,000	$185	80
548 Kenyon Ave #45	0.09mi	2/1.0 (+1)	840 (+8%)	6mo	$158,000	$188	73
48 Liberty Dr	0.58mi	2/1.0 (+1)	780 (0%)	5mo	$160,000	$205	64
53 Liberty Dr	0.59mi	2/1.0 (+1)	780 (0%)	4mo	$142,100	$182	64
57 Sunshine	0.41mi	2/1.0 (+1)	840 (+8%)	1mo	$170,000	$202	62
460 Collins St #9	0.32mi	2/2.0 (+1)	840 (+8%)	3mo	$234,900	$280	61
460 Collins St #44	0.29mi	2/2.0 (+1)	840 (+8%)	4mo	$229,000	$273	61
1346 Newport Ave Unit B-21	0.15mi	2/2.0 (+1)	880 (+13%)	3mo	$214,900	$244	60
460 Collins #38	0.32mi	2/2.0 (+1)	840 (+8%)	5mo	$229,000	$273	59
28 Terry Dr	0.63mi	2/1.5 (+1)	840 (+8%)	4mo	$170,000	$202	48

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 · 5.3% rent growth · sell at horizon

5-year hold

• IRR: -3.4%
• Equity multiple: 0.87×
• Total profit: $-4,647
• Equity at exit: $18,638

10-year hold

• IRR: 9.8%
• Equity multiple: 1.87×
• Total profit: $30,560
• Equity at exit: $10,808

Cash invested: $35,000 (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 02703

• Rents YoY: 5.3%
• Active inventory: 54
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,909 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$475
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $169

Break-even live

Break-even rent $1,695

Max offer price $125,000

Occupancy floor 86%

Sensitivity live

Price	-10% $255	-5% $212	+0% $169	+5% $126	+10% $83
Rent	-10% $18	-5% $94	+0% $169	+5% $244	+10% $320
Rate	-1.0pp $232	-0.5pp $201	base $169	+0.5pp $137	+1.0pp $104

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
33 Charpentier Ave Pawtucket, RI	2.0	1.0	1026	$2,400	$2.34	44d	1	0.30mi
69 Clews St #2 Pawtucket, RI	2.0	1.0	750	$1,700	$2.27	5d	1	0.46mi
984 York Ave Unit 2L Pawtucket, RI	1.0	1.0	726	$1,600	$2.20	44d	1	1.05mi
413 Central Ave Pawtucket, RI	1.0–3.0	1.0–2.0	1285	$1,935	$1.51	2d	9	1.05mi
14 Saratoga Ave Unit 4 Pawtucket, RI	2.0	1.0	1000	$1,795	$1.79	15d	1	1.06mi
14 Saratoga Ave Unit 5 Pawtucket, RI	2.0	1.0	1100	$1,950	$1.77	4d	1	1.06mi
904 York Ave Unit 1 Pawtucket, RI	2.0	1.0	1015	$2,200	$2.17	24d	1	1.17mi
37 Lawn St Unit 37 Attleboro, MA	2.0	1.0	800	$1,895	$2.37	44d	1	1.33mi
223 Cottage St Unit 1 Pawtucket, RI	1.0	1.0	1000	$1,650	$1.65	44d	1	1.34mi
63 W Carpenter St Unit 2R Attleboro, MA	2.0	1.0	600	$1,800	$3.00	44d	1	1.34mi
595 Armistice Blvd Unit 3 Pawtucket, RI	2.0	1.0	700	$1,850	$2.64	11d	1	1.34mi
595 Armistice Blvd Unit 2 Pawtucket, RI	2.0	1.0	1000	$2,000	$2.00	11d	1	1.34mi
652 Armistice Blvd #2 Pawtucket, RI	2.0	1.0	912	$1,700	$1.86	44d	1	1.37mi
80 Ballston Ave Pawtucket, RI	2.0	1.0	1100	$1,900	$1.73	12d	1	1.37mi

HOA detail

• Monthly dues: $475 · $5,700/yr
• Likely covers: watersewertrashsnow removal

Listing history 13 events

1. 2026-06-18
   days on market $125,000 Active 34 DOM
2. 2026-06-17
   days on market $125,000 Active 33 DOM
3. 2026-06-16
   days on market $125,000 Active 32 DOM
4. 2026-06-15
   days on market $125,000 Active 31 DOM
5. 2026-06-13
   statusdays on market $125,000 Active 29 DOM
6. 2026-06-09
   days on market $125,000 Back On Market 25 DOM
7. 2026-06-08
   days on market $125,000 Back On Market 24 DOM
8. 2026-06-07
   remarks 617-char remark
9. 2026-06-07
   statusdays on market $125,000 Back On Market 23 DOM
10. 2026-05-07
    listed $125,000 New 562-char remark
11. 2021-07-12
    soldstatus $65,000 Sold 638-char remark

    Show marketing remark (638 chars)

    This is a must see, not your typical mobile home. Vinyl sided and Located on a corner lot with a nice front porch area. Very well kept with wide open kitchen/living area. Kitchen has tons of cabinet space. Full bathroom with walk-in shower. Extra Bonus room with closet that can be used for an office, enclosed sunroom, or many other options. Washer and dryer hookup right in the unit. Great closet space throughoutAppliances to remain.Nice carport and vinyl shed finish off this great investment. Easy highway access.. Monthly park fee of $420 includes: Water, sewer, trash and snow removal.New owner must be approved by Management.

12. 2021-03-14
    status Under Agreement 638-char remark

    Show marketing remark (638 chars)

    This is a must see, not your typical mobile home. Vinyl sided and Located on a corner lot with a nice front porch area. Very well kept with wide open kitchen/living area. Kitchen has tons of cabinet space. Full bathroom with walk-in shower. Extra Bonus room with closet that can be used for an office, enclosed sunroom, or many other options. Washer and dryer hookup right in the unit. Great closet space throughoutAppliances to remain.Nice carport and vinyl shed finish off this great investment. Easy highway access.. Monthly park fee of $420 includes: Water, sewer, trash and snow removal.New owner must be approved by Management.

13. 2021-03-07
    listed $62,500 New 638-char remark

    Show marketing remark (638 chars)

    This is a must see, not your typical mobile home. Vinyl sided and Located on a corner lot with a nice front porch area. Very well kept with wide open kitchen/living area. Kitchen has tons of cabinet space. Full bathroom with walk-in shower. Extra Bonus room with closet that can be used for an office, enclosed sunroom, or many other options. Washer and dryer hookup right in the unit. Great closet space throughoutAppliances to remain.Nice carport and vinyl shed finish off this great investment. Easy highway access.. Monthly park fee of $420 includes: Water, sewer, trash and snow removal.New owner must be approved by Management.

ⓘ 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 ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $22,905
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,832
• − Management: −$1,832
• − HOA: −$5,700
• − Depreciation: −$3,636
• Taxable income: $402
• Est. tax owed @ 24.0%: −$97
• After-tax cash flow: $1,933/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 · 13 photos

Fair 45/100 Moderate rehab

The home is in fair condition with some minor repairs and maintenance needed. It has a moderate level of renovation depth and could benefit from fresh paint and landscaping to increase its value.

Repairs flagged

• Minor Paint — Some visible wear and tear on the interior walls.
• Minor Landscaping — The grass and shrubs need trimming and maintenance.

Value-add opportunities

• Resale Paint the interior walls — Fresh paint can make the interior look more appealing and modern.
• Rental Landscaping — Well-maintained landscaping can attract more renters and increase rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Some visible wear and tear on the interior walls.	Minor	$500–3,000
Landscaping · The grass and shrubs need trimming and maintenance.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Paint the interior walls — Fresh paint can make the interior look more appealing and modern. ↑
• Rental Landscaping — Well-maintained landscaping can attract more renters and increase rental value. ↑

ⓘ 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: Attleboro
• NCES district ID: 2502190
• Math proficiency: 34% ▼ -16.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $66,516
• Composite: 36.03/100
• National rank: #4778
• State rank: #194 of 302 in MA

Livability — Attleboro

• Score: 67/100
• State rank: #165
• US rank: #11046

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Attleboro, MA
• County: Bristol County · 342,083 people
• City population: 46,713
• Metro: Providence-Warwick, RI-MA
• Population (ZIP): 46,713
• Household income: $99,152
• Rent vs Own: 33.9% rent · 66.1% own
• Severe rent burden: 1378.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 9% Two or more races 6% Black 6% Asian 5%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Lithuanian 8% Russian 8% Romanian 4%
• Foreign-born: 13% · Canada, China
• Languages at home: 82% English-only · Spanish 6% Other Indo-European 5% 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: ▼ -538.30%
• Current HPI: 317.5337
• Rent YoY: ▲ 5.30%
• 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

+100.0% since first listed

6 events — show timeline

• 2026-06-06 Relisted — MLS PIN
• 2026-05-29 Pending — MLS PIN
• 2026-05-07 Listed $125,000 MLS PIN
• 2021-07-12 Sold (MLS) $65,000 MLS PIN
• 2021-03-14 Pending — MLS PIN
• 2021-03-07 Listed $62,500 MLS PIN