53 Plantation Way · Winchendon, MA 03447

$180,000

1 bd · 1.0 ba · 784 sqft · Manufactured public records · 29 Days on market

Built 1988 5,662 sqft lot Est $140k · 29% over $154/mo HOA · 8% of rent

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Why this score? — see what drove the D+ 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 +16.9/30.0
• Appreciation +10.0/10.0
• 1% rule +5.4/10.0
• DSCR +5.3/10.0
• Livability +3.6/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Welcome to 53 Plantation Way, a well-maintained rare 3-bedroom 1.5 bath home located in the desirable Woodbrook Camp and Tennis Club gated community in Fitzwilliam NH. Situated on a beautiful flat well landscaped lot, this property offers access to exceptional association amenities including an in-ground pool, clubhouse, beautiful sandy beach, and great bass fishing. Expansive screened in porch for those warm Summer nights entertaining. Over flow storage in the newly constructed shed. Sellers have left nothing for you to do but move in and enjoy! This location within the community is amongst well maintained homes and the least traveled area. Conveniently located near shopping, dining, golf

Key facts

• Sandy beach
• Screened in porch
• Clubhouse

Tags

• IN GROUND POOL
• CLUBHOUSE
• SANDY BEACH
• BASS FISHING
• SCREENED IN PORCH
• NEWLY CONSTRUCTED SHED

Property features AI

Finance

• HOA & community: Condo fees apply (annual); Annual condo fee of $1,850 covering water and sewer (Condo Association Fee)

Exterior

• Parking: Driveway parking (crushed stone)
• Utilities: Community water; Community sewer; Circuit breaker electrical with underground service; Fiber optic internet available; Telephone available; Eastern Propane fuel service
• Home design: Cabin / Ranch style; Manufactured home; Brown exterior; Metal roof; Built in 1988; Single-story (main living on one level)
• Construction: Wood frame construction; Wood exterior; Metal roof
• Exterior features: Condo development with landscaped, level grounds; Country setting with lake/pond access to Sip Pond (shared/private beach access); Near shopping and skiing; Crushed stone driveway; Road frontage is association/gravel/shared

Interior

• Kitchen: Eat-in kitchen; Exhaust hood; Refrigerator; Gas stove
• Bedrooms: Master bedroom suite on main level; Two additional bedrooms on main level
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Wall furnace heating
• Interior features: Five total rooms; Seasonal property

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $120 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 4.2% in Winchendon — 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 71/100 on livability (#125 in MA) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime A-; Watch: schools F, amenities F.
• Monadnock Regional School District (rural): math 25% / reading 36% proficiency, ranked #82 of 98 in NH (top 84%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 166 units permitted in Cheshire County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Cheshire County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $40k; list at $180k implies a 350% gain — meaningful room to come down on a strong offer.

Recommended offer $177,300 (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. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.04% ✓
• Cap rate: 7.09%
• Cash-on-cash: 2.86%
• DSCR: 1.13
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $139,552
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
76 Lakeside Dr	0.09mi	2/1.0 (+1)	748 (-5%)	11mo	$65,000	$87	74
63 Brook Side Rd	0.26mi	2/1.0 (+1)	760 (-3%)	13mo	$135,000	$178	67

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.4%
• Equity multiple: 3.10×
• Total profit: $105,772
• Equity at exit: $162,158

10-year hold

• IRR: 23.1%
• Equity multiple: 7.06×
• Total profit: $305,657
• Equity at exit: $349,700

Cash invested: $50,400 (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 03447

• Home prices YoY: 24.0%
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,863 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$179 /mo · $2,147/yr
• Insurance: −$75
• HOA: −$154
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $120

Break-even live

Break-even rent $1,711

Max offer price $180,000

Occupancy floor 89%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $154 · $1,848/yr
• Likely covers: poolsecurity

Listing history 18 events

1. 2026-06-19
   days on market $180,000 Active 29 DOM
2. 2026-06-18
   days on market $180,000 Active 28 DOM
3. 2026-06-17
   days on market $180,000 Active 27 DOM
4. 2026-06-16
   days on market $180,000 Active 26 DOM
5. 2026-06-15
   days on market $180,000 Active 25 DOM
6. 2026-06-14
   days on market $180,000 Active 23 DOM
7. 2026-06-12
   days on market $180,000 Active 22 DOM
8. 2026-06-09
   days on market $180,000 Active 19 DOM
9. 2026-06-08
   days on market $180,000 Active 18 DOM
10. 2026-06-07
    days on market $180,000 Active 17 DOM
11. 2026-06-07
    days on market $180,000 Active 16 DOM
12. 2026-06-03
    days on market $180,000 Active 13 DOM
13. 2026-06-02
    days on market $180,000 Active 12 DOM
14. 2026-06-01
    days on market $180,000 Active 11 DOM
15. 2026-05-31
    days on market $180,000 Active 10 DOM
16. 2026-05-30
    days on market $180,000 Active 9 DOM
17. 2026-05-21
    listed $180,000 Active
18. 1988-12-01
    soldstatus $40,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MA · Partial reset (capped growth)

• Current annual tax: $2,147 · $179/mo
• Projected year-2 tax: $2,180 · $182/mo
• Expected delta: +$34/yr (+$3/mo · 1.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $22,358
• − Mortgage interest: −$10,083
• − Property taxes: −$2,147
• − Insurance: −$900
• − Repairs & maintenance: −$1,789
• − Management: −$1,789
• − HOA: −$1,848
• − Depreciation: −$5,236
• Taxable loss: −$1,434
• Est. tax savings @ 24.0%: +$344
• After-tax cash flow: $1,784/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: Monadnock Regional School District
• NCES district ID: 3304890
• Math proficiency: 25% ▼ -16.00%
• Reading proficiency: 36% ▼ -6.00%
• Median HH income: $56,314
• Composite: 27.18/100
• National rank: #7024
• State rank: #82 of 98 in NH

Livability — Winchendon

• Score: 71/100
• State rank: #125
• US rank: #6726

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,317

Population outlook (Cheshire County) Hauer SSP2

• Today (2025): 74,613 people
• By 2030: 72,495 · -2.8%
• By 2040: 66,778 · -10.5%
• By 2050: 60,963 · -18.3%
• By 2075: 49,511 · -33.6%
• By 2100: 39,687 · -46.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 8% Hispanic / Latino 7%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Lithuanian 11% Romanian 7% Slovene 4%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 5% French/Haitian/Cajun 1%

Political lean MEDSL · Cheshire

• 2024 margin: Lean D (+9.8) · D 54.4% · R 44.6% · Other 1.1%
• 2008→2024 swing: -17.8pp toward R · 2008: 27.6pp · 2024: 9.8pp
• All cycles: 2024: D+9.8 2020: D+17.2 2016: D+12.6 2012: D+24.8 2008: D+27.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 76.42%
• Current HPI: 394.7824
• 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

+350.0% since first listed

2 events — show timeline

• 2026-05-21 Listed $180,000 PrimeMLS
• 1988-12-01 Sold (Public Records) $40,000 Public Records

Property tax history

+5.9%/yr

Latest (2024): $2,147 · +8.0% YoY. Source: county tax records.