16 Liberty St · West Bridgewater, MA 02379

$219,000

3 bd · 2.0 ba · 1,219 sqft · Manufactured · 15 Days on market

Built 1985 5,000 sqft lot Est $285k · 23% under $490/mo HOA · 15% 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 +26.3/30.0
• ARV discount +15.0/15.0
• 1% rule +9.8/10.0
• DSCR +8.9/10.0
• Schools +3.8/10.0
• 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

Beautiful Crystal Valley Manufactured Home In Desirable Matfield Woods. This Spacious Home Offers New Carpet Thru-Out! Huge Country Kit W/Skylight, Tons Of Cabinets & Built-In China Cab. Large 13'x21' Beamed Cathedral Liv Rm W/Bay Window. 13'x14' Beamed Mstr Bdrm W/Double Closets & Full Bath W/Tub. 2nd Full Bath W/Tub & Skylight. Walk In Closets In 2nd & 3rd Bdrms. Exterior Boasts Over-sized 9'x19' Deck Overlooking Wooded Lot. Paved Double Driveway, Storage Shed And Vinyl Siding. A Must See!

Key facts

• Bright kitchen
• Newer windows
• Skylight

Tags

• MATFIELD WOODS COMMUNITY
• DOUBLE-WIDE MOBILE HOME
• NEWER WINDOWS
• BRIGHT KITCHEN
• SKYLIGHT
• NEWER HOT WATER HEATER

Property features AI

Finance

• Other: Lot size approximately 0.11 acre
• HOA & community: Homeowners association membership required; Association fee applies; Community offers public transportation access and nearby shopping

Exterior

• Parking: Open parking (2 spaces)
• Utilities: Public water; Public sewer
• Home design: Mobile home; Single-story (first-floor living)
• Construction: Block foundation; Built (year reported by owner)
• Exterior features: Paved driveway; Open parking for 2 vehicles

Interior

• Kitchen: Range; Oven; Refrigerator
• Bedrooms: Master bedroom on the first floor; Second bedroom on the first floor; Third bedroom on the first floor
• Bathrooms: 2 full bathrooms, both on the first floor
• Heating & cooling: Forced air heating; Central air conditioning; Has heating and cooling
• Interior features: Total of 5 rooms
• Laundry & utility: Laundry on the first floor

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $219k.

Deal economics

• At list price, monthly cash flow is $565 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $219k).
• Recommended offer: $216k (1.5% 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.
• West Bridgewater (suburban): math 28% / reading 53% proficiency, ranked #186 of 302 in MA (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: 25 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $61k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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 $115k; list at $219k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $215,715 (1.5% below list)

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. 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: 1.48% ✓
• Cap rate: 9.39%
• Cash-on-cash: 11.06%
• DSCR: 1.49
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $285,246
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 Friendship Dr	0.05mi	2/1.0 (-1)	1,196 (-2%)	8mo	$280,000	$234	79
18 American Ave	0.06mi	2/1.5 (-1)	1,377 (+13%)	1mo	$290,000	$211	68
8 Christian Way	0.31mi	2/2.0 (-1)	1,369 (+12%)	15mo	$345,000	$252	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.4%
• Equity multiple: 1.01×
• Total profit: $848
• Equity at exit: $32,654

10-year hold

• IRR: 10.1%
• Equity multiple: 1.79×
• Total profit: $48,497
• Equity at exit: $18,935

Cash invested: $61,320 (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 02379

• Active inventory: 25
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $3,251 medium
• Mortgage (P&I): −$1,148
• Tax est. 1.5%: −$274 /mo · $3,285/yr
• Insurance: −$91
• HOA: −$490
• Vacancy / Maint / Mgmt: −$683
• Net cashflow: $565

Break-even live

Break-even rent $2,536

Max offer price $219,000

Occupancy floor 78%

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
149 Copeland St West Bridgewater, MA	3.0	2.0	1339	$4,200	$3.14	1d	1	0.73mi
10 Longworth Ave Brockton, MA	2.0	1.0	950	$2,500	$2.63	43d	1	0.96mi
368 N Elm St Unit 2 West Bridgewater, MA	2.0	1.0	850	$2,200	$2.59	43d	1	1.26mi

HOA detail

• Monthly dues: $490 · $5,880/yr

Listing history 12 events

1. 2026-06-18
   days on market $219,000 Active 15 DOM
2. 2026-06-17
   days on market $219,000 Active 14 DOM
3. 2026-06-16
   days on market $219,000 Active 13 DOM
4. 2026-06-15
   days on market $219,000 Active 12 DOM
5. 2026-06-13
   days on market $219,000 Active 10 DOM
6. 2026-06-13
   days on market $219,000 Active 9 DOM
7. 2026-06-09
   days on market $219,000 Active 6 DOM
8. 2026-06-08
   days on market $219,000 Active 5 DOM
9. 2026-06-08
   status $219,000 Active 4 DOM
10. 2026-06-07
    days on market $219,000 New 4 DOM
11. 2026-06-04
    remarks 687-char remark
12. 2026-06-04
    listed $219,000 New 1 DOM

ⓘ 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 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: $39,015
• − Mortgage interest: −$12,267
• − Property taxes: −$3,285
• − Insurance: −$1,095
• − Repairs & maintenance: −$3,121
• − Management: −$3,121
• − HOA: −$5,880
• − Depreciation: −$6,371
• Taxable income: $3,874
• Est. tax owed @ 24.0%: −$930
• After-tax cash flow: $5,850/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: West Bridgewater
• NCES district ID: 2512420
• Math proficiency: 28% ▼ -20.00%
• Reading proficiency: 53% ▼ -5.00%
• Median HH income: $78,372
• Composite: 37.52/100
• National rank: #4396
• State rank: #186 of 302 in MA

Livability — West Bridgewater

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

Census & demographics

• Population (ZIP): 7,682

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 (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 2% Black 2% Asian 1%
• Common ancestry: Lithuanian 6% Romanian 3% Estonian 3%
• Foreign-born: 7% · Canada, China
• Languages at home: 92% English-only · Other Indo-European 4% Spanish 2% French/Haitian/Cajun 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: ▼ -126.76%
• Current HPI: 173.8606
• 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

+46.1% since first listed

8 events — show timeline

• 2026-06-03 Listed $219,000 MLS PIN
• 2010-04-06 Sold (MLS) $115,000 MLS PIN
• 2010-02-23 Contingent — MLS PIN
• 2009-10-13 Price Changed $129,900 MLS PIN
• 2009-10-09 Relisted — MLS PIN
• 2009-10-07 Listing Removed — MLS PIN
• 2009-07-16 Price Changed $139,900 MLS PIN
• 2009-06-10 Listed $149,900 MLS PIN