33 Wareham St #11 · West Wareham, MA 02330

$55,000

2 bd · 1.0 ba · 436 sqft · Manufactured · 43 Days on market

Built 1975 Good condition ↓ 21% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy a Season Oasis among the pines close to Cape Cod and historic Plymouth and Edaville Railroad fun park. Perfect for Summer getaways and SNOWBIRDS.Seasonal (May thru October), Features 2 bedrooms and One Full Bath this adorable oasis has been expanded to give you the luxury of feeling like a mini house and features Stainless Appliances and Sunny living room, along with a Large 16x20 deck. Only $2850.00 for the Yearly Season Fee, includes: Sewer, Water, Trash. Electricity is not included in park fee. There is a $50.00 Non-refundable application fee to Park Mgmt. this cute getaway is located near recreational Sampson Pond, enjoy swimming, fishing, boating etc.

Key facts

• Updated kitchen
• Wraparound deck
• Cozy dining nook

Tags

• UPDATED KITCHEN
• COZY DINING NOOK
• SUN-FILLED LIVING AREA
• WRAPAROUND DECK
• LARGE SHED

Property features AI

Finance

• HOA & community: Homeowners association membership required; Community offers shopping, parks, walk/jog trails, golf, bike path, highway access, and houses of worship

Exterior

• Parking: Off-street unpaved parking; 2 open parking spaces
• Utilities: Public and private water available; Private sewer; Electric with circuit breakers (60 amps or less)
• Home design: Mobile home; Modified/renovated; Gray exterior
• Construction: Modular construction with vertical siding; Shingle roof; Renovated since original construction
• Exterior features: Deck; Rain gutters; Exterior storage; Screens; Wooded lot; Lake/pond nearby; 1/2 to 1 mile to beach; public beach access; Private road frontage on a privately maintained road; Unimproved road surface

Interior

• Kitchen: Stainless steel appliances; Range; Microwave; Refrigerator; Stone/ceramic tile flooring; Paper-based countertops; Recessed and overhead lighting
• Bedrooms: Main level primary bedroom with wall-to-wall carpet and closet; Main level second bedroom with built-in cabinets and laminate flooring
• Flooring: Tile; Carpet; Laminate; Stone/ceramic tile
• Bathrooms: One full bathroom (3/4) with enclosed fiberglass shower, stone/ceramic tile flooring, stone/granite/solid countertops
• Heating & cooling: Electric baseboard heating; Window air conditioning units
• Interior features: Center hall layout; Custom built closets/cabinets; Screens on windows; Recessed lighting; Overhead lighting
• Laundry & utility: Utilities sized for electric range and electric oven

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $55k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.
• Cap rate 36.2% vs local median 4.2% in West Wareham — 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 59/100 on livability (#227 in MA) — a working-class tenant base; expect higher turnover. Strengths: crime A+, housing A+; Watch: employment D+, schools F, amenities F.
• Carver (suburban): math 26% / reading 42% proficiency, ranked #231 of 302 in MA (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: 22 active listings in the ZIP; 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 $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $53,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 4.03% ✓
• Cap rate: 36.23%
• Cash-on-cash: 106.93%
• DSCR: 5.76
• GRM: 2.1

CMA / ARV

• ARV (on-the-fly): $23,108
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35 Wareham St #26	0.02mi	1/1.0 (-1)	500 (+15%)	13mo	$26,500	$53	58

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: —
• Equity multiple: 6.10×
• Total profit: $78,525
• Equity at exit: $8,201

10-year hold

• IRR: —
• Equity multiple: 12.76×
• Total profit: $181,060
• Equity at exit: $4,755

Cash invested: $15,400 (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 02330

• Active inventory: 22
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $2,218 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $1,372

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 33%

Sensitivity live

Price	-10% $1,410	-5% $1,391	+0% $1,372	+5% $1,353	+10% $1,334
Rent	-10% $1,197	-5% $1,285	+0% $1,372	+5% $1,460	+10% $1,548
Rate	-1.0pp $1,400	-0.5pp $1,386	base $1,372	+0.5pp $1,358	+1.0pp $1,344

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $55,000 Active 43 DOM
2. 2026-06-18
   days on market $55,000 Active 40 DOM
3. 2026-06-17
   days on market $55,000 Active 39 DOM
4. 2026-06-16
   days on market $55,000 Active 38 DOM
5. 2026-06-15
   days on market $55,000 Active 37 DOM
6. 2026-06-13
   days on market $55,000 Active 35 DOM
7. 2026-06-13
   days on market $55,000 Active 34 DOM
8. 2026-06-09
   days on market $55,000 Active 31 DOM
9. 2026-06-08
   days on market $55,000 Active 30 DOM
10. 2026-06-07
    days on market $55,000 Active 29 DOM
11. 2026-06-04
    days on market $55,000 Active 26 DOM
12. 2026-06-03
    days on market $55,000 Active 25 DOM
13. 2026-06-02
    days on market $55,000 Active 24 DOM
14. 2026-06-01
    days on market $55,000 Active 23 DOM
15. 2026-05-31
    days on market $55,000 Active 22 DOM
16. 2026-05-09
    listed $55,000 New 920-char remark
17. 2024-07-22
    soldstatus $50,000 Sold 675-char remark

    Show marketing remark (675 chars)

    Enjoy a Season Oasis among the pines close to Cape Cod and historic Plymouth and Edaville Railroad fun park. Perfect for Summer getaways and SNOWBIRDS.Seasonal (May thru October), Features 2 bedrooms and One Full Bath this adorable oasis has been expanded to give you the luxury of feeling like a mini house and features Stainless Appliances and Sunny living room, along with a Large 16x20 deck. Only $2850.00 for the Yearly Season Fee, includes: Sewer, Water, Trash. Electricity is not included in park fee. There is a $50.00 Non-refundable application fee to Park Mgmt. this cute getaway is located near recreational Sampson Pond, enjoy swimming, fishing, boating etc.

18. 2024-07-04
    status Under Agreement 675-char remark

    Show marketing remark (675 chars)

    Enjoy a Season Oasis among the pines close to Cape Cod and historic Plymouth and Edaville Railroad fun park. Perfect for Summer getaways and SNOWBIRDS.Seasonal (May thru October), Features 2 bedrooms and One Full Bath this adorable oasis has been expanded to give you the luxury of feeling like a mini house and features Stainless Appliances and Sunny living room, along with a Large 16x20 deck. Only $2850.00 for the Yearly Season Fee, includes: Sewer, Water, Trash. Electricity is not included in park fee. There is a $50.00 Non-refundable application fee to Park Mgmt. this cute getaway is located near recreational Sampson Pond, enjoy swimming, fishing, boating etc.

19. 2024-05-04
    listed $54,900 New 675-char remark

    Show marketing remark (675 chars)

    Enjoy a Season Oasis among the pines close to Cape Cod and historic Plymouth and Edaville Railroad fun park. Perfect for Summer getaways and SNOWBIRDS.Seasonal (May thru October), Features 2 bedrooms and One Full Bath this adorable oasis has been expanded to give you the luxury of feeling like a mini house and features Stainless Appliances and Sunny living room, along with a Large 16x20 deck. Only $2850.00 for the Yearly Season Fee, includes: Sewer, Water, Trash. Electricity is not included in park fee. There is a $50.00 Non-refundable application fee to Park Mgmt. this cute getaway is located near recreational Sampson Pond, enjoy swimming, fishing, boating etc.

20. 2022-08-19
    soldstatus $54,900 Sold

    Show marketing remark (966 chars)

    Enjoy a piece of Heaven, completely renovated adorable Tiny Home located within Pinewood Way Campground. Great for the returning Snowbirds SEASONAL (May through Oct) this Oasis is Located just minutes from Beautiful Cape Cod. Spacious 450 Sqft. of living space showcases the 2 bedrooms/1 full bath w/updated kitchen & a dining nook, recessed lighting, tiled floors & laminated wood floors. Bathroom with 4-foot shower w/two seats. This Tiny Home offers safety features of hardwired Smoke/Carbon monoxide detectors, upgraded electric panel, Electric Baseboard heat & wall thermostat, Electric Stove/Oven/Microwave, Electric 40 Gallon Water Heater, Newer Roof, New Windows, Freshly Painted, Insulated walls, Outdoor lighting & Flood Lights, Motion light on shed & offers electricity, Private Water/Sewer/Trash - ALL INCLUDED in “Yearly Fee of $2,550.00.” Located (Near Sampson Pond -swimming/boating/fishing) Min to area attractions.

21. 2022-07-31
    status Under Agreement

    Show marketing remark (966 chars)

    Enjoy a piece of Heaven, completely renovated adorable Tiny Home located within Pinewood Way Campground. Great for the returning Snowbirds SEASONAL (May through Oct) this Oasis is Located just minutes from Beautiful Cape Cod. Spacious 450 Sqft. of living space showcases the 2 bedrooms/1 full bath w/updated kitchen & a dining nook, recessed lighting, tiled floors & laminated wood floors. Bathroom with 4-foot shower w/two seats. This Tiny Home offers safety features of hardwired Smoke/Carbon monoxide detectors, upgraded electric panel, Electric Baseboard heat & wall thermostat, Electric Stove/Oven/Microwave, Electric 40 Gallon Water Heater, Newer Roof, New Windows, Freshly Painted, Insulated walls, Outdoor lighting & Flood Lights, Motion light on shed & offers electricity, Private Water/Sewer/Trash - ALL INCLUDED in “Yearly Fee of $2,550.00.” Located (Near Sampson Pond -swimming/boating/fishing) Min to area attractions.

22. 2022-07-21
    price $54,900

    Show marketing remark (966 chars)

    Enjoy a piece of Heaven, completely renovated adorable Tiny Home located within Pinewood Way Campground. Great for the returning Snowbirds SEASONAL (May through Oct) this Oasis is Located just minutes from Beautiful Cape Cod. Spacious 450 Sqft. of living space showcases the 2 bedrooms/1 full bath w/updated kitchen & a dining nook, recessed lighting, tiled floors & laminated wood floors. Bathroom with 4-foot shower w/two seats. This Tiny Home offers safety features of hardwired Smoke/Carbon monoxide detectors, upgraded electric panel, Electric Baseboard heat & wall thermostat, Electric Stove/Oven/Microwave, Electric 40 Gallon Water Heater, Newer Roof, New Windows, Freshly Painted, Insulated walls, Outdoor lighting & Flood Lights, Motion light on shed & offers electricity, Private Water/Sewer/Trash - ALL INCLUDED in “Yearly Fee of $2,550.00.” Located (Near Sampson Pond -swimming/boating/fishing) Min to area attractions.

23. 2022-06-30
    price $59,900

    Show marketing remark (966 chars)

    Enjoy a piece of Heaven, completely renovated adorable Tiny Home located within Pinewood Way Campground. Great for the returning Snowbirds SEASONAL (May through Oct) this Oasis is Located just minutes from Beautiful Cape Cod. Spacious 450 Sqft. of living space showcases the 2 bedrooms/1 full bath w/updated kitchen & a dining nook, recessed lighting, tiled floors & laminated wood floors. Bathroom with 4-foot shower w/two seats. This Tiny Home offers safety features of hardwired Smoke/Carbon monoxide detectors, upgraded electric panel, Electric Baseboard heat & wall thermostat, Electric Stove/Oven/Microwave, Electric 40 Gallon Water Heater, Newer Roof, New Windows, Freshly Painted, Insulated walls, Outdoor lighting & Flood Lights, Motion light on shed & offers electricity, Private Water/Sewer/Trash - ALL INCLUDED in “Yearly Fee of $2,550.00.” Located (Near Sampson Pond -swimming/boating/fishing) Min to area attractions.

24. 2022-06-11
    listed $69,900 New

    Show marketing remark (966 chars)

    Enjoy a piece of Heaven, completely renovated adorable Tiny Home located within Pinewood Way Campground. Great for the returning Snowbirds SEASONAL (May through Oct) this Oasis is Located just minutes from Beautiful Cape Cod. Spacious 450 Sqft. of living space showcases the 2 bedrooms/1 full bath w/updated kitchen & a dining nook, recessed lighting, tiled floors & laminated wood floors. Bathroom with 4-foot shower w/two seats. This Tiny Home offers safety features of hardwired Smoke/Carbon monoxide detectors, upgraded electric panel, Electric Baseboard heat & wall thermostat, Electric Stove/Oven/Microwave, Electric 40 Gallon Water Heater, Newer Roof, New Windows, Freshly Painted, Insulated walls, Outdoor lighting & Flood Lights, Motion light on shed & offers electricity, Private Water/Sewer/Trash - ALL INCLUDED in “Yearly Fee of $2,550.00.” Located (Near Sampson Pond -swimming/boating/fishing) Min to area attractions.

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥94°F today · 15 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: $26,619
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$2,130
• − Management: −$2,130
• − Depreciation: −$1,600
• Taxable income: $16,579
• Est. tax owed @ 24.0%: −$3,979
• After-tax cash flow: $12,489/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 · 12 photos

Good 80/100 Cosmetic rehab

This 2-bedroom, 1-bath home offers a comfortable and updated living space with a wraparound deck and well-maintained landscaping, making it an ideal seasonal getaway.

Value-add opportunities

• Both landscaping — enhances curb appeal and outdoor living space
• Both painting — fresh paint improves interior and exterior aesthetics
• Both upgrading windows — newer windows improve energy efficiency and curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and outdoor living space ↑
• Both painting — fresh paint improves interior and exterior aesthetics ↑
• Both upgrading windows — newer windows improve energy efficiency and curb appeal ↑

ⓘ 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: Carver
• NCES district ID: 2503360
• Math proficiency: 26% ▼ -18.00%
• Reading proficiency: 42% ▼ -5.00%
• Median HH income: $69,039
• Composite: 31.28/100
• National rank: #6016
• State rank: #231 of 302 in MA

Livability — West Wareham

• Score: 59/100
• State rank: #227
• US rank: #19722

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,645

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 (88%)
• Race & ethnicity: White 88% Two or more races 7% Black 3% Hispanic / Latino 3%
• Common ancestry: Russian 7% Lithuanian 7% Italian 4%
• Foreign-born: 4% · Canada, Guatemala
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 2%

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: ▼ -145.23%
• Current HPI: 261.443
• 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

-21.3% since first listed

9 events — show timeline

• 2026-05-09 Listed $55,000 MLS PIN
• 2024-07-22 Sold (MLS) $50,000 MLS PIN
• 2024-07-04 Pending — MLS PIN
• 2024-05-04 Listed $54,900 MLS PIN
• 2022-08-19 Sold (MLS) $54,900 MLS PIN
• 2022-07-31 Pending — MLS PIN
• 2022-07-21 Price Changed $54,900 MLS PIN
• 2022-06-30 Price Changed $59,900 MLS PIN
• 2022-06-11 Listed $69,900 MLS PIN