33 Thayer · Taunton, MA 02780

$119,900

2 bd · 1.0 ba · 875 sqft · Manufactured · 7 Days on market

Built 1975 Average condition Est $160k · 25% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Rent growth +3.0/5.0
• Condition / age +2.8/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Radante Estates, one of Taunton's premier 55+ communities! This well-maintained home offers a spacious kitchen that flows seamlessly into the living area, complete with a convenient breakfast bar/counter perfect for everyday living and entertaining. The home features two generously sized bedrooms and a full bathroom. Enjoy your morning coffee or evening relaxation in the screened porch overlooking the backyard. Additional highlights include a nice deck, storage shed, and access to community amenities including a pickleball court and active social atmosphere. Conveniently located near shopping, dining, and major routes. HOA is $688 / Month.

Key facts

• Pickleball court
• Community amenities
• Spacious kitchen

Tags

• SPACIOUS KITCHEN
• BREAKFAST BAR
• SCREENED PORCH
• STORAGE SHED
• PICKLEBALL COURT
• COMMUNITY AMENITIES

Property features AI

Finance

• Other:
• Financial info:
• HOA & community: Not a senior community

Exterior

• Parking: 2 open parking spaces (2 total parking spaces)
• Security:
• Utilities: Public water; Public sewer
• Home design: Mobile home; 875 total living area; Above-grade finished living area only
• Construction: Year built: Unknown/Mixed (year source: owner)
• Exterior features: Located in Radante Estates (use GPS for directions)

Interior

• Kitchen:
• Bedrooms:
• Flooring:
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Total of 6 rooms
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $120k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $544 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Cap rate 14.9% vs local median 3.0% in Taunton — 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 75/100 on livability (#78 in MA, #4,184 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: schools C-, crime C-, amenities F.
• Taunton (suburban): math 19% / reading 36% proficiency, ranked #263 of 302 in MA (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+2.0%/yr); 75 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 760 units permitted in Bristol County in 2024 (142 in 5+ unit buildings).
• This rent runs 34% of the median local income ($74k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Bristol County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 2.0% rent growth), your $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $314/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); major wind risk, 71% 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 $119,900

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.78% ✓
• Cap rate: 14.88%
• Cash-on-cash: 30.65%
• DSCR: 2.36
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $160,125
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Thayer Dr	0.11mi	2/1.5	900 (+3%)	16mo	$144,000	$160	75
13 Northway	0.11mi	2/1.0	980 (+12%)	7mo	$140,000	$143	69
26 Thayer Dr	0.06mi	2/1.0	980 (+12%)	10mo	$185,000	$189	69
25 Thayer Dr	0.04mi	2/2.0	980 (+12%)	12mo	$224,000	$229	64
1 Upland Rd	0.17mi	2/1.0	980 (+12%)	12mo	$139,900	$143	62
15 Northway	0.10mi	2/1.5	980 (+12%)	15mo	$129,000	$132	61
1 Thayer	0.22mi	2/1.0	980 (+12%)	12mo	$140,000	$143	59
51 Eastbridge Rd	0.14mi	2/1.0	980 (+12%)	17mo	$195,000	$199	59
193 Tremont St #115	0.55mi	2/2.0	950 (+9%)	6mo	$240,000	$253	51
193 Tremont St (85 Amherst Ave) #85	0.55mi	2/1.0	1,000 (+14%)	0mo	$140,000	$140	50
14 Ipswich Dr #14	0.58mi	2/1.0	980 (+12%)	12mo	$179,000	$183	43
193 Tremont St #88	0.55mi	2/2.0	982 (+12%)	16mo	$179,900	$183	37

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 · 2.0% rent growth · sell at horizon

5-year hold

• IRR: 10.2%
• Equity multiple: 1.40×
• Total profit: $13,302
• Equity at exit: $17,877

10-year hold

• IRR: 18.3%
• Equity multiple: 2.45×
• Total profit: $48,541
• Equity at exit: $10,367

Cash invested: $33,572 (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 02780

• Home prices YoY: -28.1%
• Rents YoY: 2.0%
• Active inventory: 75
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,134 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• Flood insurance flood zone: −$314 /mo · $3,765/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $544

Break-even live

Break-even rent $1,446

Max offer price $119,900

Occupancy floor 70%

Sensitivity live

Price	-10% $627	-5% $585	+0% $544	+5% $502	+10% $461
Rent	-10% $375	-5% $459	+0% $544	+5% $628	+10% $712
Rate	-1.0pp $604	-0.5pp $574	base $544	+0.5pp $513	+1.0pp $481

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
81 Crane Ave S Unit 1 Taunton, MA	3.0	1.0	1000	$2,100	$2.10	12d	1	0.84mi
750 Whittenton St #124 Taunton, MA	1.0	1.0	820	$2,300	$2.80	3d	1	1.42mi
3 Barton St Taunton, MA	2.0	1.0	800	$2,300	$2.88	25d	1	1.42mi
26 Kilton St Unit 2 Taunton, MA	3.0	1.0	900	$2,200	$2.44	45d	1	1.46mi

Listing history 6 events

1. 2026-06-21
   days on market $119,900 Active 7 DOM
2. 2026-06-18
   statusdays on market $119,900 Active 4 DOM
3. 2026-06-17
   days on market $119,900 New 3 DOM
4. 2026-06-16
   days on market $119,900 New 2 DOM
5. 2026-06-15
   remarks 658-char remark
6. 2026-06-15
   listed $119,900 New 1 DOM

ⓘ 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 A · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 71% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,612
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$4,364
• − Repairs & maintenance: −$2,049
• − Management: −$2,049
• − Depreciation: −$3,488
• Taxable income: $5,147
• Est. tax owed @ 24.0%: −$1,235
• After-tax cash flow: $5,290/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

Average 55/100 Cosmetic rehab

This manufactured home in Radante Estates is in average condition with cosmetic updates needed to enhance its resale and rental value.

Repairs flagged

• Minor Kitchen cabinets — Dated and could be updated
• Minor Flooring — Tiled kitchen floor could be replaced

Value-add opportunities

• Both Paint interior walls — Enhances curb appeal and interior aesthetics
• Both Replace carpeting — Improves comfort and reduces maintenance
• Both Update kitchen cabinets — Modernizes the space and increases appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Dated and could be updated	Minor	$500–3,000
Flooring · Tiled kitchen floor could be replaced	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Replace carpeting — Improves comfort and reduces maintenance ↑
• Both Update kitchen cabinets — Modernizes the space and increases 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: Taunton
• NCES district ID: 2511520
• Math proficiency: 19% ▼ -16.00%
• Reading proficiency: 36% ▼ -2.00%
• Median HH income: $54,102
• Composite: 24.46/100
• National rank: #7665
• State rank: #263 of 302 in MA

Livability — Taunton

• Score: 75/100
• State rank: #78
• US rank: #4184

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Taunton, MA
• County: Bristol County · 342,083 people
• City population: 53,461
• Metro: Providence-Warwick, RI-MA
• Population (ZIP): 53,461
• Household income: $74,471
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 2508.0

Population outlook (Bristol County) Hauer SSP2

• Today (2025): 570,212 people
• By 2030: 571,181 · +0.2%
• By 2040: 565,389 · -0.8%
• By 2050: 552,141 · -3.2%
• By 2075: 520,923 · -8.6%
• By 2100: 474,363 · -16.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Two or more races 15% Hispanic / Latino 10% Black 7% Asian 2%
• Hispanic origin (detail): Puerto Rican 7% Dominican 1%
• Common ancestry: Russian 19% Lithuanian 6% Romanian 3%
• Foreign-born: 14% · Canada, Vietnam
• Languages at home: 78% English-only · Other Indo-European 11% Spanish 6% French/Haitian/Cajun 3%

Political lean MEDSL · Bristol

• 2024 margin: Toss-up / Even · D 49.8% · R 48.5% · Other 1.8%
• 2008→2024 swing: -21.9pp toward R · 2008: 23.2pp · 2024: 1.3pp
• All cycles: 2024: D+1.3 2020: D+12.0 2016: D+9.3 2012: D+20.5 2008: D+23.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -124.79%
• Current HPI: 319.3662
• Rent YoY: ▲ 2.00%
• Metro: Providence-Warwick, RI-MA
• 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

• 2026-06-14 Listed $119,900 MLS PIN