130 Thomas B. Landers Rd Unit C28 · Falmouth, MA 02536

$74,999

2 bd · 1.0 ba · 400 sqft · Manufactured · 22 Days on market

Built 2012 Good condition 3,500 sqft lot

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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
• Schools +4.5/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Cabin in the Pines. This charming 400 sq. ft. Seasonal mobile home is situated on a spacious double lot in a quiet cul-de-sac setting. The layout includes: Primary bedroom approximately 9’ x 11’Bunk/twin bedroom approximately 7’ x 9’, Large loft area spanning the length and width of the trailer, perfect for additional sleeping space or a fun children’s retreat, Pullout couch for extra guests, Fire pit with chairs' The property is dog-friendly and offers a relaxing, family-oriented atmosphere with extensive on-site amenities, including: Wi-Fi access, On-site laundry facilities, General store, Clubhouse, Miniature golf, Beach access, Fishing, Playground, Pedal bo

Key facts

• Large loft area
• Wi-fi access
• Quiet cul-de-sac

Tags

• DOUBLE LOT
• QUIET CUL-DE-SAC
• LARGE LOFT AREA
• FIRE PIT
• WI-FI ACCESS
• ON-SITE LAUNDRY FACILITIES

Property features AI

Finance

• Other: Approximately 0.08-acre lot, wooded and cleared; Approximately 3/10 to 1/2 mile to the beach; Total building area about 400
• HOA & community: Not a senior community

Exterior

• Parking: Off-street parking; 2 open parking spaces (total 2 spaces)
• Utilities: Public water; Private sewer; Gas available for range
• Home design: Mobile home; Facing information not provided
• Construction: Slab foundation; Built approximately (year source: owner); Green exterior color
• Exterior features: Deck; Tennis court(s) on the property; Exterior storage

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Master bedroom on the first level (approx. 9 x 11); Second bedroom (approx. 7 x 9)
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit cooling
• Interior features: Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $75k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $437 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.3% vs local median 0.8% in Falmouth — 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 76/100 on livability (#65 in MA, #3,630 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+, schools A-; Watch: amenities D+, cost of living F.
• Falmouth (suburban): math 44% / reading 58% proficiency, ranked #122 of 302 in MA (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 69 active listings in the ZIP; 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 $518 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,874 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.61% ✓
• Cap rate: 13.28%
• Cash-on-cash: 24.97%
• DSCR: 2.11
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 18.4%
• Equity multiple: 1.75×
• Total profit: $15,695
• Equity at exit: $11,183

10-year hold

• IRR: 26.8%
• Equity multiple: 3.36×
• Total profit: $49,576
• Equity at exit: $6,485

Cash invested: $21,000 (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 02536

• Active inventory: 69
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,209 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $437

Break-even live

Break-even rent $656

Max offer price $74,999

Occupancy floor 59%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $74,999 Active 22 DOM
2. 2026-06-17
   days on market $74,999 Active 21 DOM
3. 2026-06-16
   days on market $74,999 Active 20 DOM
4. 2026-06-15
   days on market $74,999 Active 19 DOM
5. 2026-06-13
   days on market $74,999 Active 17 DOM
6. 2026-06-12
   statusdays on market $74,999 Active 16 DOM
7. 2026-06-09
   days on market $74,999 Back On Market 13 DOM
8. 2026-06-09
   status $74,999 Back On Market 12 DOM
9. 2026-06-08
   days on market $74,999 Contingent 12 DOM
10. 2026-06-07
    days on market $74,999 Contingent 11 DOM
11. 2026-06-07
    days on market $74,999 Contingent 10 DOM
12. 2026-06-04
    statusdays on market $74,999 Contingent 7 DOM
13. 2026-06-02
    days on market $74,999 Active 6 DOM
14. 2026-06-01
    days on market $74,999 Active 5 DOM
15. 2026-05-31
    statusdays on market $74,999 Active 4 DOM
16. 2026-05-31
    days on market $74,999 New 3 DOM
17. 2026-05-27
    listed $74,999 New

ⓘ 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

• 🌡 Heat 5/10 Major
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,510
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,161
• − Management: −$1,161
• − Depreciation: −$2,182
• Taxable income: $4,306
• Est. tax owed @ 24.0%: −$1,033
• After-tax cash flow: $4,210/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 · 13 photos

Good 75/100 Cosmetic rehab

This charming 400 sq. ft. mobile home is in good condition with a spacious deck and outdoor amenities, making it a great investment for both resale and rental.

Value-add opportunities

• Both Landscaping and outdoor furniture — Enhances curb appeal and outdoor living space.
• Both Painting exterior and interior — Fresh paint can improve the home's appearance and value.
• Both Reorganizing interior layout — Can maximize space and functionality for potential buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and outdoor furniture — Enhances curb appeal and outdoor living space. ↑
• Both Painting exterior and interior — Fresh paint can improve the home's appearance and value. ↑
• Both Reorganizing interior layout — Can maximize space and functionality for potential buyers/renters. ↑

ⓘ 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: Falmouth
• NCES district ID: 2504860
• Math proficiency: 44% ▼ -13.00%
• Reading proficiency: 58% ▼ -6.00%
• Median HH income: $64,458
• Composite: 44.95/100
• National rank: #2708
• State rank: #122 of 302 in MA

Livability — Falmouth

• Score: 76/100
• State rank: #65
• US rank: #3630

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 21,100

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 (85%)
• Race & ethnicity: White 85% Two or more races 7% Hispanic / Latino 3% Asian 3% Black 1%
• Common ancestry: Russian 6% Lithuanian 4% Estonian 3%
• Foreign-born: 9% · Canada, China
• Languages at home: 90% English-only · Other Indo-European 4% Chinese 3% Spanish 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: ▼ -327.82%
• Current HPI: 345.1933
• 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

1 event — show timeline

• 2026-05-27 Listed $74,999 MLS PIN