800 Bearses Way Unit 3NF · Barnstable Town, MA 02601

$349,000

3 bd · 2.0 ba · 1,144 sqft · Condo public records · 84 Days on market

Built 1974 $305/sqft · 12% above area Est $311k · 12% over $440/mo HOA · 12% 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 +17.1/30.0
• 1% rule +5.3/10.0
• DSCR +5.3/10.0
• Livability +3.3/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a home? An income property? This condo might be an answer. With 3 full bedrooms and 2 full baths. This unit offers 3rd-floor privacy with a large deck. The unit is very bright, with many windows. The kitchen has been updated, and a new kitchen floor has been installed. The living room has bamboo flooring, and the bedrooms have carpet.Assessed at $336,800, this unit can help any buyer build equity. Amenities include a washer/dryer hook-up in the unit, a basement laundry facility, and private storage. There is an in-ground pool, picnic areas, and a basketball/tennis court on the property to enjoy. The complex's central location is key to its popularity. As a bonus, it is one of the lowest oriced properties on Cape Cod.

Key facts

• Large deck
• Washer dryer hook-up
• 3rd-floor privacy

Tags

• 3RD-FLOOR PRIVACY
• LARGE DECK
• UPDATED KITCHEN
• BAMBOO FLOORING
• WASHER DRYER HOOK-UP
• BASEMENT LAUNDRY FACILITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $349k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $349k).
• Recommended offer: $328k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 3.1% in Barnstable Town — 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 66/100 on livability (#169 in MA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A-, commute B+; Watch: amenities F, cost of living F, health & safety D-.
• Barnstable (urban): math 25% / reading 42% proficiency, ranked #237 of 302 in MA (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 44 active listings in the ZIP; 5 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).
• At $3,593/mo this rent would consume 71% of the median local household income ($61k/yr) (locally 1557% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 84 days — a 6% lower offer ($328k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 26y 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 $89k; list at $349k implies a 292% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $328,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are B-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?
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: 1.03% ✓
• Cap rate: 7.12%
• Cash-on-cash: 2.96%
• DSCR: 1.13
• GRM: 8.1

CMA / ARV

• ARV (median comp): $311,294
• List price: $349,000
• Delta: 12.11%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -11.6%
• Equity multiple: 0.58×
• Total profit: $-41,044
• Equity at exit: $52,037

10-year hold

• IRR: -2.3%
• Equity multiple: 0.84×
• Total profit: $-15,304
• Equity at exit: $30,175

Cash invested: $97,720 (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 02601

• Home prices YoY: -25.1%
• Active inventory: 44
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $3,593 high
• Mortgage (P&I): −$1,830
• Tax from tax record: −$182 /mo · $2,182/yr
• Insurance: −$145
• HOA: −$440
• Vacancy / Maint / Mgmt: −$754
• Net cashflow: $241

Break-even live

Break-even rent $3,288

Max offer price $349,000

Occupancy floor 88%

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
99 Wilkens Ln Hyannis, MA	3.0	1.0–2.0	1002	$4,790	$4.78	44d	31	0.75mi
7 General Patton Dr Hyannis, MA	3.0	1.5	1005	$2,800	$2.79	44d	1	0.83mi
850 Falmouth Rd Hyannis, MA	1.0–2.0	1.0–2.0	885	$3,350	$3.79	44d	7	0.94mi
265 Communication Way Hyannis, MA	1.0–2.0	1.0–2.0	1074	$3,990	$3.72	44d	9	1.13mi
310 Barnstable Rd Hyannis, MA	3.0	2.0	1022	$3,000	$2.94	44d	1	1.19mi

HOA detail condo

• Monthly dues: $440 · $5,280/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-09
   days on market $349,000 Active 84 DOM
2. 2026-06-08
   days on market $349,000 Active 83 DOM
3. 2026-06-07
   days on market $349,000 Active 82 DOM
4. 2026-06-07
   statusdays on market $349,000 Active 81 DOM
5. 2026-05-06
   status Pending 738-char remark

   Show marketing remark (738 chars)

   Looking for a home? An income property? This condo might be an answer. With 3 full bedrooms and 2 full baths. This unit offers 3rd-floor privacy with a large deck. The unit is very bright, with many windows. The kitchen has been updated, and a new kitchen floor has been installed. The living room has bamboo flooring, and the bedrooms have carpet.Assessed at $336,800, this unit can help any buyer build equity. Amenities include a washer/dryer hook-up in the unit, a basement laundry facility, and private storage. There is an in-ground pool, picnic areas, and a basketball/tennis court on the property to enjoy. The complex's central location is key to its popularity. As a bonus, it is one of the lowest oriced properties on Cape Cod.

6. 2026-05-05
   status Active 738-char remark

   Show marketing remark (738 chars)

   Looking for a home? An income property? This condo might be an answer. With 3 full bedrooms and 2 full baths. This unit offers 3rd-floor privacy with a large deck. The unit is very bright, with many windows. The kitchen has been updated, and a new kitchen floor has been installed. The living room has bamboo flooring, and the bedrooms have carpet.Assessed at $336,800, this unit can help any buyer build equity. Amenities include a washer/dryer hook-up in the unit, a basement laundry facility, and private storage. There is an in-ground pool, picnic areas, and a basketball/tennis court on the property to enjoy. The complex's central location is key to its popularity. As a bonus, it is one of the lowest oriced properties on Cape Cod.

7. 2026-04-11
   historical 738-char remark

   Show marketing remark (738 chars)

   Looking for a home? An income property? This condo might be an answer. With 3 full bedrooms and 2 full baths. This unit offers 3rd-floor privacy with a large deck. The unit is very bright, with many windows. The kitchen has been updated, and a new kitchen floor has been installed. The living room has bamboo flooring, and the bedrooms have carpet.Assessed at $336,800, this unit can help any buyer build equity. Amenities include a washer/dryer hook-up in the unit, a basement laundry facility, and private storage. There is an in-ground pool, picnic areas, and a basketball/tennis court on the property to enjoy. The complex's central location is key to its popularity. As a bonus, it is one of the lowest oriced properties on Cape Cod.

8. 2026-02-25
   status Active 738-char remark

   Show marketing remark (932 chars)

   Located at Cape Crossroads U:3NF, Barnstable, MA, this inviting condominium offers an exceptional opportunity to embrace a comfortable residential lifestyle. Ready to move in, this home offers a seamless transition to effortless living. The heart of this condominium resides in its thoughtfully designed kitchen, where culinary aspirations are met with both style and functionality; imagine preparing meals with pleasure atop the elegant stone countertops, complemented by the timeless appeal of shaker cabinets. The three bedrooms 2 bathrooms provide space for all. Located on the top floor with a large private balcony, your privacy is assured. The large complex area offers a pool, BBQ area with picnic tables, and tennis/basketball. It is a central location for work, school, or play. This property is among the lowest-priced for its size on Cape Cod. With an assessment of $330,000, move in and start building immediate equity.

9. 2026-02-25
   status Back On Market 932-char remark

   Show marketing remark (932 chars)

   Located at Cape Crossroads U:3NF, Barnstable, MA, this inviting condominium offers an exceptional opportunity to embrace a comfortable residential lifestyle. Ready to move in, this home offers a seamless transition to effortless living. The heart of this condominium resides in its thoughtfully designed kitchen, where culinary aspirations are met with both style and functionality; imagine preparing meals with pleasure atop the elegant stone countertops, complemented by the timeless appeal of shaker cabinets. The three bedrooms 2 bathrooms provide space for all. Located on the top floor with a large private balcony, your privacy is assured. The large complex area offers a pool, BBQ area with picnic tables, and tennis/basketball. It is a central location for work, school, or play. This property is among the lowest-priced for its size on Cape Cod. With an assessment of $330,000, move in and start building immediate equity.

10. 2026-02-22
    historical 932-char remark

    Show marketing remark (932 chars)

    Located at Cape Crossroads U:3NF, Barnstable, MA, this inviting condominium offers an exceptional opportunity to embrace a comfortable residential lifestyle. Ready to move in, this home offers a seamless transition to effortless living. The heart of this condominium resides in its thoughtfully designed kitchen, where culinary aspirations are met with both style and functionality; imagine preparing meals with pleasure atop the elegant stone countertops, complemented by the timeless appeal of shaker cabinets. The three bedrooms 2 bathrooms provide space for all. Located on the top floor with a large private balcony, your privacy is assured. The large complex area offers a pool, BBQ area with picnic tables, and tennis/basketball. It is a central location for work, school, or play. This property is among the lowest-priced for its size on Cape Cod. With an assessment of $330,000, move in and start building immediate equity.

11. 2026-02-21
    historical 738-char remark

    Show marketing remark (738 chars)

    Looking for a home? An income property? This condo might be an answer. With 3 full bedrooms and 2 full baths. This unit offers 3rd-floor privacy with a large deck. The unit is very bright, with many windows. The kitchen has been updated, and a new kitchen floor has been installed. The living room has bamboo flooring, and the bedrooms have carpet.Assessed at $336,800, this unit can help any buyer build equity. Amenities include a washer/dryer hook-up in the unit, a basement laundry facility, and private storage. There is an in-ground pool, picnic areas, and a basketball/tennis court on the property to enjoy. The complex's central location is key to its popularity. As a bonus, it is one of the lowest oriced properties on Cape Cod.

12. 2026-01-24
    historical $3,000
13. 2026-01-22
    price $3,000
14. 2026-01-19
    listed $349,000 Active 738-char remark

    Show marketing remark (932 chars)

    Located at Cape Crossroads U:3NF, Barnstable, MA, this inviting condominium offers an exceptional opportunity to embrace a comfortable residential lifestyle. Ready to move in, this home offers a seamless transition to effortless living. The heart of this condominium resides in its thoughtfully designed kitchen, where culinary aspirations are met with both style and functionality; imagine preparing meals with pleasure atop the elegant stone countertops, complemented by the timeless appeal of shaker cabinets. The three bedrooms 2 bathrooms provide space for all. Located on the top floor with a large private balcony, your privacy is assured. The large complex area offers a pool, BBQ area with picnic tables, and tennis/basketball. It is a central location for work, school, or play. This property is among the lowest-priced for its size on Cape Cod. With an assessment of $330,000, move in and start building immediate equity.

15. 2026-01-19
    listed $349,000 New 932-char remark

    Show marketing remark (932 chars)

    Located at Cape Crossroads U:3NF, Barnstable, MA, this inviting condominium offers an exceptional opportunity to embrace a comfortable residential lifestyle. Ready to move in, this home offers a seamless transition to effortless living. The heart of this condominium resides in its thoughtfully designed kitchen, where culinary aspirations are met with both style and functionality; imagine preparing meals with pleasure atop the elegant stone countertops, complemented by the timeless appeal of shaker cabinets. The three bedrooms 2 bathrooms provide space for all. Located on the top floor with a large private balcony, your privacy is assured. The large complex area offers a pool, BBQ area with picnic tables, and tennis/basketball. It is a central location for work, school, or play. This property is among the lowest-priced for its size on Cape Cod. With an assessment of $330,000, move in and start building immediate equity.

16. 2026-01-14
    listed $2,750
17. 2019-09-04
    historical
18. 2014-05-28
    soldstatus $89,000
19. 2014-05-28
    soldstatus $89,000
20. 2014-02-14
    historical
21. 2013-03-12
    listed $99,900
22. 2013-03-12
    listed $99,900
23. 2009-02-03
    listed $114,900
24. 2003-06-16
    soldstatus $170,000
25. 2003-06-16
    soldstatus $170,000
26. 2003-06-16
    soldstatus $170,000
27. 2003-06-16
    soldstatus $170,000
28. 2003-01-28
    listed $169,800
29. 2001-05-21
    soldstatus $109,500
30. 2001-05-18
    soldstatus $109,000
31. 2000-09-15
    listed $115,000

ⓘ 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: $2,182 · $182/mo
• Projected year-2 tax: $3,237 · $270/mo
• Expected delta: +$1,055/yr (+$88/mo · 48.4%)

ⓘ 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 ≥88°F today · 19 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: $43,113
• − Mortgage interest: −$19,549
• − Property taxes: −$2,182
• − Insurance: −$1,745
• − Repairs & maintenance: −$3,449
• − Management: −$3,449
• − HOA: −$5,280
• − Depreciation: −$10,153
• Taxable loss: −$2,694
• Est. tax savings @ 24.0%: +$647
• After-tax cash flow: $3,537/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: Barnstable
• NCES district ID: 2502310
• Math proficiency: 25% ▼ -20.00%
• Reading proficiency: 42% ▼ -9.00%
• Median HH income: $61,692
• Composite: 30.16/100
• National rank: #6322
• State rank: #237 of 302 in MA

Livability — Barnstable Town

• Score: 66/100
• State rank: #169
• US rank: #11289

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Barnstable Town, MA
• County: Barnstable County · 16,071 people
• City population: 48,715
• Metro: Barnstable Town, MA
• Population (ZIP): 16,071
• Household income: $61,143
• Rent vs Own: 47.8% rent · 52.2% own
• Severe rent burden: 1557.0

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 54% Two or more races 15% Black 14% Hispanic / Latino 12% Asian 2%
• Hispanic origin (detail): Puerto Rican 2% Dominican 1%
• Common ancestry: Estonian 11% Russian 5% Lithuanian 4%
• Foreign-born: 32% · Canada, Dominican Republic, Vietnam
• Languages at home: 66% English-only · Other Indo-European 20% Spanish 7% Russian/Polish/Slavic 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: ▼ -128.47%
• Current HPI: 383.3481
• Rent YoY: —
• Metro: Barnstable Town, 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

-97.4% since first listed

27 events — show timeline

• 2026-05-06 Pending — CCIMLS
• 2026-05-05 Relisted — CCIMLS
• 2026-04-11 Listing Removed — CCIMLS
• 2026-02-25 Relisted — CCIMLS
• 2026-02-25 Relisted — MLS PIN
• 2026-02-22 Listing Removed — MLS PIN
• 2026-02-21 Listing Removed — CCIMLS
• 2026-01-24 Rental Removed $3,000 RentEngineListings
• 2026-01-22 Price Changed $3,000 RentEngineListings
• 2026-01-19 Listed $349,000 MLS PIN
• 2026-01-19 Listed $349,000 CCIMLS
• 2026-01-14 Listed for Rent $2,750 RentEngineListings
• 2019-09-04 Listing Removed — CCIMLS
• 2014-05-28 Sold (MLS) $89,000 CCIMLS
• 2014-05-28 Sold (MLS) $89,000 MLS PIN
• 2014-02-14 Listing Removed — MLS PIN
• 2013-03-12 Listed $99,900 CCIMLS
• 2013-03-12 Listed $99,900 MLS PIN
• 2009-02-03 Listed $114,900 CCIMLS
• 2003-06-16 Sold (Public Records) $170,000 Public Records
• 2003-06-16 Sold (Public Records) $170,000 Public Records
• 2003-06-16 Sold (Public Records) $170,000 Public Records
• 2003-06-16 Sold (MLS) $170,000 CCIMLS
• 2003-01-28 Listed $169,800 CCIMLS
• 2001-05-21 Sold (Public Records) $109,500 Public Records
• 2001-05-18 Sold (MLS) $109,000 CCIMLS
• 2000-09-15 Listed $115,000 CCIMLS

Property tax history

+9.4%/yr

Latest (2023): $2,182 · -7.6% YoY. Source: county tax records.