51 Crest Dr · Wareham, MA 02576

$179,900

2 bd · 1.5 ba · 980 sqft · Manufactured · 260 Days on market

Built 1985 $184/sqft · 10% below area Est $200k · 10% under $624/mo HOA · 25% of rent

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Why this score? — see what drove the C- 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 +16.7/30.0
• ARV discount +12.0/15.0
• 1% rule +8.9/10.0
• DSCR +5.2/10.0
• 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

Nestled at 51 Crest Dr, Wareham, MA, this mobile home offers an inviting opportunity to embrace comfortable living within Plymouth County. Presenting a canvas for personalized enhancements, this property stands ready to welcome its new owner. The heart of this home resides in its living area, encompassing 980 square feet, which provides a flexible space for relaxation and entertainment. Imagine arranging your furnishings to create cozy seating areas, bathed in natural light, and designed for both intimate gatherings and quiet evenings. This space is truly the center stage for creating lasting memories. The property features two bedrooms, each offering a private retreat for rest and rejuvenation. These rooms provide essential space for personal belongings, ensuring a peaceful and organized environment. This residence includes one full bathroom and one half bathroom, providing practical convenience for residents and guests. AGE & INCOME RESTRICTED MOBILE PARK.

Key facts

• 2 parking spots
• Built 1985
• Listed 260 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $114 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — 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: 9 active listings in the ZIP; 2 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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 260 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $29k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $54k; list at $180k implies a 233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• 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 $158,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 260 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.39% ✓
• Cap rate: 7.05%
• Cash-on-cash: 2.71%
• DSCR: 1.12
• GRM: 6.0

CMA / ARV

• ARV (median comp): $199,762
• List price: $179,900
• Delta: -9.94%
• Verdict: FAIR
• Comps: 18 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
132 Queen Dr	0.08mi	2/2.0	1,008 (+3%)	7mo	$250,000	$248	84
42 Michael St	0.27mi	2/2.0	980 (0%)	9mo	$175,000	$179	78
4 Siesta Dr	0.11mi	2/1.5	880 (-10%)	6mo	$175,000	$199	72
43 Great Hill Dr	0.61mi	2/2.0	980 (0%)	0mo	$210,000	$214	69
59 Timber Ln	0.56mi	2/1.5	960 (-2%)	3mo	$90,000	$94	68
67 Crest Dr	0.15mi	2/2.0	1,088 (+11%)	7mo	$279,900	$257	67
32 Windswept Rd	0.57mi	2/1.5	980 (0%)	8mo	$186,900	$191	67
44 Great Hill Dr	0.61mi	2/1.5	980 (0%)	8mo	$199,900	$204	65
85 Great Hill Dr	0.58mi	2/2.0	980 (0%)	8mo	$210,000	$214	64
87 Great Hill Dr	0.58mi	2/1.0	1,030 (+5%)	2mo	$211,000	$205	61
14 Timber Ln	0.54mi	2/1.5	910 (-7%)	8mo	$189,700	$208	56
18 Timber Ln	0.54mi	2/2.0	1,088 (+11%)	1mo	$224,900	$207	54

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: -11.8%
• Equity multiple: 0.57×
• Total profit: $-21,496
• Equity at exit: $26,824

10-year hold

• IRR: -2.2%
• Equity multiple: 0.85×
• Total profit: $-7,691
• Equity at exit: $15,554

Cash invested: $50,372 (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 02576

• Home prices YoY: -12.1%
• Active inventory: 9
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,507 medium
• Mortgage (P&I): −$943
• Tax est. 1.5%: −$225 /mo · $2,698/yr
• Insurance: −$75
• HOA: −$624
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $114

Break-even live

Break-even rent $2,364

Max offer price $179,900

Occupancy floor 90%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35 Rosebrook Pl Unit 1008 Wareham, MA	2.0	2.0	1108	$2,700	$2.44	18d	1	1.39mi
35 Rosebrook Pl Unit 1213 Wareham, MA	1.0	1.0	805	$2,300	$2.86	18d	1	1.39mi

HOA detail

• Monthly dues: $624 · $7,488/yr

Listing history 26 events

1. 2026-06-18
   days on market $179,900 Active 260 DOM
2. 2026-06-17
   days on market $179,900 Active 259 DOM
3. 2026-06-16
   days on market $179,900 Active 258 DOM
4. 2026-06-15
   days on market $179,900 Active 257 DOM
5. 2026-06-13
   days on market $179,900 Active 255 DOM
6. 2026-06-13
   days on market $179,900 Active 254 DOM
7. 2026-06-09
   days on market $179,900 Active 251 DOM
8. 2026-06-08
   days on market $179,900 Active 250 DOM
9. 2026-06-07
   days on market $179,900 Active 249 DOM
10. 2026-06-04
    days on market $179,900 Active 246 DOM
11. 2026-06-03
    days on market $179,900 Active 245 DOM
12. 2026-06-02
    days on market $179,900 Active 244 DOM
13. 2026-06-01
    days on market $179,900 Active 243 DOM
14. 2026-05-31
    days on market $179,900 Active 242 DOM
15. 2026-02-14
    status Back On Market 977-char remark

    Show marketing remark (977 chars)

    Nestled at 51 Crest Dr, Wareham, MA, this mobile home offers an inviting opportunity to embrace comfortable living within Plymouth County. Presenting a canvas for personalized enhancements, this property stands ready to welcome its new owner. The heart of this home resides in its living area, encompassing 980 square feet, which provides a flexible space for relaxation and entertainment. Imagine arranging your furnishings to create cozy seating areas, bathed in natural light, and designed for both intimate gatherings and quiet evenings. This space is truly the center stage for creating lasting memories. The property features two bedrooms, each offering a private retreat for rest and rejuvenation. These rooms provide essential space for personal belongings, ensuring a peaceful and organized environment. This residence includes one full bathroom and one half bathroom, providing practical convenience for residents and guests. AGE & INCOME RESTRICTED MOBILE PARK.

16. 2026-02-10
    status Under Agreement 977-char remark

    Show marketing remark (977 chars)

    Nestled at 51 Crest Dr, Wareham, MA, this mobile home offers an inviting opportunity to embrace comfortable living within Plymouth County. Presenting a canvas for personalized enhancements, this property stands ready to welcome its new owner. The heart of this home resides in its living area, encompassing 980 square feet, which provides a flexible space for relaxation and entertainment. Imagine arranging your furnishings to create cozy seating areas, bathed in natural light, and designed for both intimate gatherings and quiet evenings. This space is truly the center stage for creating lasting memories. The property features two bedrooms, each offering a private retreat for rest and rejuvenation. These rooms provide essential space for personal belongings, ensuring a peaceful and organized environment. This residence includes one full bathroom and one half bathroom, providing practical convenience for residents and guests. AGE & INCOME RESTRICTED MOBILE PARK.

17. 2026-01-28
    historical Contingent 977-char remark

    Show marketing remark (977 chars)

    Nestled at 51 Crest Dr, Wareham, MA, this mobile home offers an inviting opportunity to embrace comfortable living within Plymouth County. Presenting a canvas for personalized enhancements, this property stands ready to welcome its new owner. The heart of this home resides in its living area, encompassing 980 square feet, which provides a flexible space for relaxation and entertainment. Imagine arranging your furnishings to create cozy seating areas, bathed in natural light, and designed for both intimate gatherings and quiet evenings. This space is truly the center stage for creating lasting memories. The property features two bedrooms, each offering a private retreat for rest and rejuvenation. These rooms provide essential space for personal belongings, ensuring a peaceful and organized environment. This residence includes one full bathroom and one half bathroom, providing practical convenience for residents and guests. AGE & INCOME RESTRICTED MOBILE PARK.

18. 2025-12-05
    price $179,900 977-char remark

    Show marketing remark (977 chars)

    Nestled at 51 Crest Dr, Wareham, MA, this mobile home offers an inviting opportunity to embrace comfortable living within Plymouth County. Presenting a canvas for personalized enhancements, this property stands ready to welcome its new owner. The heart of this home resides in its living area, encompassing 980 square feet, which provides a flexible space for relaxation and entertainment. Imagine arranging your furnishings to create cozy seating areas, bathed in natural light, and designed for both intimate gatherings and quiet evenings. This space is truly the center stage for creating lasting memories. The property features two bedrooms, each offering a private retreat for rest and rejuvenation. These rooms provide essential space for personal belongings, ensuring a peaceful and organized environment. This residence includes one full bathroom and one half bathroom, providing practical convenience for residents and guests. AGE & INCOME RESTRICTED MOBILE PARK.

19. 2025-11-06
    price $189,000 977-char remark

    Show marketing remark (977 chars)

    Nestled at 51 Crest Dr, Wareham, MA, this mobile home offers an inviting opportunity to embrace comfortable living within Plymouth County. Presenting a canvas for personalized enhancements, this property stands ready to welcome its new owner. The heart of this home resides in its living area, encompassing 980 square feet, which provides a flexible space for relaxation and entertainment. Imagine arranging your furnishings to create cozy seating areas, bathed in natural light, and designed for both intimate gatherings and quiet evenings. This space is truly the center stage for creating lasting memories. The property features two bedrooms, each offering a private retreat for rest and rejuvenation. These rooms provide essential space for personal belongings, ensuring a peaceful and organized environment. This residence includes one full bathroom and one half bathroom, providing practical convenience for residents and guests. AGE & INCOME RESTRICTED MOBILE PARK.

20. 2025-10-15
    price $199,000 977-char remark

    Show marketing remark (977 chars)

    Nestled at 51 Crest Dr, Wareham, MA, this mobile home offers an inviting opportunity to embrace comfortable living within Plymouth County. Presenting a canvas for personalized enhancements, this property stands ready to welcome its new owner. The heart of this home resides in its living area, encompassing 980 square feet, which provides a flexible space for relaxation and entertainment. Imagine arranging your furnishings to create cozy seating areas, bathed in natural light, and designed for both intimate gatherings and quiet evenings. This space is truly the center stage for creating lasting memories. The property features two bedrooms, each offering a private retreat for rest and rejuvenation. These rooms provide essential space for personal belongings, ensuring a peaceful and organized environment. This residence includes one full bathroom and one half bathroom, providing practical convenience for residents and guests. AGE & INCOME RESTRICTED MOBILE PARK.

21. 2025-09-27
    listed $209,000 New 977-char remark

    Show marketing remark (977 chars)

    Nestled at 51 Crest Dr, Wareham, MA, this mobile home offers an inviting opportunity to embrace comfortable living within Plymouth County. Presenting a canvas for personalized enhancements, this property stands ready to welcome its new owner. The heart of this home resides in its living area, encompassing 980 square feet, which provides a flexible space for relaxation and entertainment. Imagine arranging your furnishings to create cozy seating areas, bathed in natural light, and designed for both intimate gatherings and quiet evenings. This space is truly the center stage for creating lasting memories. The property features two bedrooms, each offering a private retreat for rest and rejuvenation. These rooms provide essential space for personal belongings, ensuring a peaceful and organized environment. This residence includes one full bathroom and one half bathroom, providing practical convenience for residents and guests. AGE & INCOME RESTRICTED MOBILE PARK.

22. 2016-12-22
    soldstatus $54,000 Sold 432-char remark

    Show marketing remark (432 chars)

    Enjoy the cape without having to cross the bridge. Charming 2 bedroom 1 1/2 bath mobile home set in a quiet adult community with privacy trees. Close to major highways, shopping, beaches. This well kept 14 x 70 home offers comfortable living in this 55+ park of Royal Crest just of Rte 28. This home must be seen to be appreciated open floor plan with a full deck to relax on your out door furniture, while taking in the fresh air.

23. 2016-10-31
    status Under Agreement 432-char remark

    Show marketing remark (432 chars)

    Enjoy the cape without having to cross the bridge. Charming 2 bedroom 1 1/2 bath mobile home set in a quiet adult community with privacy trees. Close to major highways, shopping, beaches. This well kept 14 x 70 home offers comfortable living in this 55+ park of Royal Crest just of Rte 28. This home must be seen to be appreciated open floor plan with a full deck to relax on your out door furniture, while taking in the fresh air.

24. 2016-10-26
    price $56,900 432-char remark

    Show marketing remark (432 chars)

    Enjoy the cape without having to cross the bridge. Charming 2 bedroom 1 1/2 bath mobile home set in a quiet adult community with privacy trees. Close to major highways, shopping, beaches. This well kept 14 x 70 home offers comfortable living in this 55+ park of Royal Crest just of Rte 28. This home must be seen to be appreciated open floor plan with a full deck to relax on your out door furniture, while taking in the fresh air.

25. 2016-08-24
    price $57,900 432-char remark

    Show marketing remark (432 chars)

    Enjoy the cape without having to cross the bridge. Charming 2 bedroom 1 1/2 bath mobile home set in a quiet adult community with privacy trees. Close to major highways, shopping, beaches. This well kept 14 x 70 home offers comfortable living in this 55+ park of Royal Crest just of Rte 28. This home must be seen to be appreciated open floor plan with a full deck to relax on your out door furniture, while taking in the fresh air.

26. 2016-06-23
    listed $58,510 New 432-char remark

    Show marketing remark (432 chars)

    Enjoy the cape without having to cross the bridge. Charming 2 bedroom 1 1/2 bath mobile home set in a quiet adult community with privacy trees. Close to major highways, shopping, beaches. This well kept 14 x 70 home offers comfortable living in this 55+ park of Royal Crest just of Rte 28. This home must be seen to be appreciated open floor plan with a full deck to relax on your out door furniture, while taking in the fresh air.

ⓘ 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: $30,089
• − Mortgage interest: −$10,077
• − Property taxes: −$2,698
• − Insurance: −$900
• − Repairs & maintenance: −$2,407
• − Management: −$2,407
• − HOA: −$7,488
• − Depreciation: −$5,233
• Taxable loss: −$1,122
• Est. tax savings @ 24.0%: +$269
• After-tax cash flow: $1,632/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

• Census place: West Wareham, MA
• Population (ZIP): 4,498

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 (82%)
• Race & ethnicity: White 82% Two or more races 10% Black 2%
• Common ancestry: Lithuanian 11% Russian 5% Romanian 4%
• Foreign-born: 7% · Canada
• Languages at home: 93% English-only · Other Indo-European 6%

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: ▼ -41.86%
• Current HPI: 304.0433
• 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

+207.5% since first listed

12 events — show timeline

• 2026-02-14 Relisted — MLS PIN
• 2026-02-10 Pending — MLS PIN
• 2026-01-28 Contingent — MLS PIN
• 2025-12-05 Price Changed $179,900 MLS PIN
• 2025-11-06 Price Changed $189,000 MLS PIN
• 2025-10-15 Price Changed $199,000 MLS PIN
• 2025-09-27 Listed $209,000 MLS PIN
• 2016-12-22 Sold (MLS) $54,000 MLS PIN
• 2016-10-31 Pending — MLS PIN
• 2016-10-26 Price Changed $56,900 MLS PIN
• 2016-08-24 Price Changed $57,900 MLS PIN
• 2016-06-23 Listed $58,510 MLS PIN