12 Candlewood Ln Unit 1-6 · Dennis, MA 02639

$278,000

2 bd · 1.5 ba · 980 sqft · Condo public records · 92 Days on market

Built 1973 $284/sqft · 51% below area Est $529k · 47% under

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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).

• ARV discount +15.0/15.0
• Cash flow +8.0/30.0
• 1% rule +4.2/10.0
• Schools +3.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Dennis Port! This inviting 2-bedroom condo in Candlewood Estates offers comfortable living in a convenient Cape Cod location.Inside, you'll find a bright, open layout featuring a sun-filled living room, a functional kitchen, and a dining area perfect for everyday living or hosting guests. Both bedrooms are well-sized with ample closet space, providing flexibility for a variety of needs.Enjoy your own private outdoor space, ideal for relaxing or unwinding at the end of the day. The community also features well-maintained grounds and a pool for residents to enjoy.Conveniently located near local shops, dining, and everyday amenities, this condo is a great opportunity to enjoy easy, low-maintenance living on Cape Cod.

Key facts

• Pool for residents
• Parking
• Built 1973

Tags

• PRIVATE OUTDOOR SPACE
• WELL-MAINTAINED GROUNDS
• POOL FOR RESIDENTS
• CONVENIENT CAPE COD LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $278k.

Deal economics

• At list price, monthly cash flow is $-280 ($-3k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $255k (8.4% below list).
• Recommended offer: $253k (9.0% below list) — sets the bar for market timing.
• Cap rate 5.1% vs local median 0.3% in Dennis — 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 58/100 on livability (#231 in MA) — a working-class tenant base; expect higher turnover. Strengths: employment A+, crime B+; Watch: schools C-, housing C-, amenities F.
• Dennis-Yarmouth (suburban): math 31% / reading 42% proficiency, ranked #222 of 302 in MA (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 56 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 657 units permitted in Barnstable County in 2024 (178 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 $8k of value loss. Plan a longer hold.
• Barnstable County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($253k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y 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 $199k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $252,980 (9.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.92% ✗
• Cap rate: 5.08%
• Cash-on-cash: -4.31%
• DSCR: 0.81
• GRM: 9.1

CMA / ARV

• ARV (median comp): $529,281
• List price: $278,000
• Delta: -47.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -23.4%
• Equity multiple: 0.20×
• Total profit: $-62,607
• Equity at exit: $41,451

10-year hold

• IRR: -17.9%
• Equity multiple: 0.02×
• Total profit: $-76,388
• Equity at exit: $24,036

Cash invested: $77,840 (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 02639

• Home prices YoY: -24.1%
• Active inventory: 56
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,547 medium
• Mortgage (P&I): −$1,458
• Tax from tax record: −$84 /mo · $1,002/yr
• Insurance: −$116
• HOA est. from 6 same-building comps: −$635
• Vacancy / Maint / Mgmt: −$535
• Net cashflow: $-280

Break-even live

Break-even rent $2,902

Max offer price $228,559

Occupancy floor —

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: $69,500
• Closing costs: $8,340
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
70 Center St Dennis Port, MA	2.0	1.0	828	$2,695	$3.25	43d	1	0.24mi
626 Main St Unit 110 Dennis Port, MA	1.0	1.0	678	$2,350	$3.47	43d	1	0.26mi
60 Center St Unit 2 Dennis Port, MA	2.0	1.5	828	$2,695	$3.25	43d	1	0.26mi
47 Massachusetts 134 Unit 1D South Dennis, MA	1.0	1.0	550	$1,750	$3.18	43d	1	0.97mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: landscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-18
   days on market $278,000 Active 92 DOM
2. 2026-06-17
   days on market $278,000 Active 91 DOM
3. 2026-06-16
   days on market $278,000 Active 90 DOM
4. 2026-06-15
   days on market $278,000 Active 89 DOM
5. 2026-06-14
   days on market $278,000 Active 87 DOM
6. 2026-06-12
   days on market $278,000 Active 86 DOM
7. 2026-06-09
   days on market $278,000 Active 83 DOM
8. 2026-06-08
   days on market $278,000 Active 82 DOM
9. 2026-06-07
   days on market $278,000 Active 81 DOM
10. 2026-06-04
    days on market $278,000 Active 77 DOM
11. 2026-06-02
    days on market $278,000 Active 76 DOM
12. 2026-06-01
    days on market $278,000 Active 75 DOM
13. 2026-05-31
    days on market $278,000 Active 74 DOM
14. 2026-05-31
    days on market $278,000 Active 73 DOM
15. 2026-04-29
    status Pending/Continue to Show 734-char remark

    Show marketing remark (734 chars)

    Welcome to Dennis Port! This inviting 2-bedroom condo in Candlewood Estates offers comfortable living in a convenient Cape Cod location.Inside, you'll find a bright, open layout featuring a sun-filled living room, a functional kitchen, and a dining area perfect for everyday living or hosting guests. Both bedrooms are well-sized with ample closet space, providing flexibility for a variety of needs.Enjoy your own private outdoor space, ideal for relaxing or unwinding at the end of the day. The community also features well-maintained grounds and a pool for residents to enjoy.Conveniently located near local shops, dining, and everyday amenities, this condo is a great opportunity to enjoy easy, low-maintenance living on Cape Cod.

16. 2026-03-18
    listed $278,000 Active 734-char remark

    Show marketing remark (737 chars)

    Welcome to Dennis Port! This inviting 2-bedroom condo in Candlewood Estates offers comfortable living in a convenient Cape Cod location. Inside, you'll find a bright, open layout featuring a sun-filled living room, a functional kitchen, and a dining area perfect for everyday living or hosting guests. Both bedrooms are well-sized with ample closet space, providing flexibility for a variety of needs. Enjoy your own private outdoor space, ideal for relaxing or unwinding at the end of the day. The community also features well-maintained grounds and a pool for residents to enjoy. Conveniently located near local shops, dining, and everyday amenities, this condo is a great opportunity to enjoy easy, low-maintenance living on Cape Cod.

17. 2026-03-18
    listed $278,000 New 737-char remark

    Show marketing remark (737 chars)

    Welcome to Dennis Port! This inviting 2-bedroom condo in Candlewood Estates offers comfortable living in a convenient Cape Cod location. Inside, you'll find a bright, open layout featuring a sun-filled living room, a functional kitchen, and a dining area perfect for everyday living or hosting guests. Both bedrooms are well-sized with ample closet space, providing flexibility for a variety of needs. Enjoy your own private outdoor space, ideal for relaxing or unwinding at the end of the day. The community also features well-maintained grounds and a pool for residents to enjoy. Conveniently located near local shops, dining, and everyday amenities, this condo is a great opportunity to enjoy easy, low-maintenance living on Cape Cod.

18. 2022-05-12
    soldstatus $199,000
19. 2022-05-09
    soldstatus $199,000 Closed
20. 2022-03-28
    status Active
21. 2022-03-24
    status Pending/Continue to Show
22. 2022-03-13
    price $205,000
23. 2022-02-17
    listed $225,000 Active
24. 2019-09-20
    historical
25. 2009-09-29
    soldstatus $135,700
26. 2009-01-08
    listed $149,900
27. 2007-08-17
    soldstatus $157,000
28. 2007-08-17
    soldstatus $157,000
29. 2007-05-03
    listed $167,900
30. 2001-10-19
    soldstatus $95,000
31. 1987-05-26
    soldstatus $95,000

ⓘ 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: $1,002 · $84/mo
• Projected year-2 tax: $2,211 · $184/mo
• Expected delta: +$1,209/yr (+$101/mo · 120.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥85°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,567
• − Mortgage interest: −$15,572
• − Property taxes: −$1,002
• − Insurance: −$1,390
• − Repairs & maintenance: −$2,445
• − Management: −$2,445
• − HOA: −$7,620
• − Depreciation: −$8,087
• Taxable loss: −$7,995
• Est. tax savings @ 24.0%: +$1,919
• After-tax cash flow: $-1,440/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: Dennis-Yarmouth
• NCES district ID: 2504140
• Math proficiency: 31% ▼ -11.00%
• Reading proficiency: 42% ▼ -2.00%
• Median HH income: $54,049
• Composite: 31.94/100
• National rank: #5845
• State rank: #222 of 302 in MA

Livability — Dennis

• Score: 58/100
• State rank: #231
• US rank: #21035

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dennis Port, MA
• City population: 3,256
• Population (ZIP): 3,387

Population outlook (Barnstable County) Hauer SSP2

• Today (2025): 208,497 people
• By 2030: 202,530 · -2.9%
• By 2040: 184,936 · -11.3%
• By 2050: 167,489 · -19.7%
• By 2075: 144,938 · -30.5%
• By 2100: 117,312 · -43.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Two or more races 22% Hispanic / Latino 17% Black 3%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Lithuanian 20% Slovak 5% Russian 3%
• Foreign-born: 10% · Canada
• Languages at home: 81% English-only · Spanish 17% Other Indo-European 1%

Political lean MEDSL · Barnstable

• 2024 margin: Strong D (+20.8) · D 59.6% · R 38.9% · Other 1.5%
• 2008→2024 swing: +6.7pp toward D · 2008: 14.0pp · 2024: 20.8pp
• All cycles: 2024: D+20.8 2020: D+24.4 2016: D+13.4 2012: D+7.6 2008: D+14.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -135.04%
• Current HPI: 425.2681
• 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

+192.6% since first listed

17 events — show timeline

• 2026-04-29 Pending — CCIMLS
• 2026-03-18 Listed $278,000 MLS PIN
• 2026-03-18 Listed $278,000 CCIMLS
• 2022-05-12 Sold (Public Records) $199,000 Public Records
• 2022-05-09 Sold (MLS) $199,000 CCIMLS
• 2022-03-28 Relisted — CCIMLS
• 2022-03-24 Pending — CCIMLS
• 2022-03-13 Price Changed $205,000 CCIMLS
• 2022-02-17 Listed $225,000 CCIMLS
• 2019-09-20 Listing Removed — CCIMLS
• 2009-09-29 Sold (Public Records) $135,700 Public Records
• 2009-01-08 Listed $149,900 CCIMLS
• 2007-08-17 Sold (Public Records) $157,000 Public Records
• 2007-08-17 Sold (MLS) $157,000 CCIMLS
• 2007-05-03 Listed $167,900 CCIMLS
• 2001-10-19 Sold (Public Records) $95,000 Public Records
• 1987-05-26 Sold (Public Records) $95,000 Public Records

Property tax history

+4.7%/yr

Latest (2023): $1,002 · -2.3% YoY. Source: county tax records.