310 Old Chatham Rd Unit A-141 · South Dennis, MA 02638

$43,000

1 bd · 1.0 ba · 405 sqft · Manufactured · 348 Days on market

Manufactured home Built 2014 Good condition $106/sqft · 34% below area Est $65k · 34% under $703/mo HOA · 90% of rent ↓ 31% since listing

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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
• 1% rule +10.0/10.0
• Condition / age +4.0/5.0
• Schools +3.8/10.0
• Livability +3.2/5.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Cash flow +0.0/30.0
• DSCR +0.0/10.0
• Manufactured-home adj. -3.3

Listing remarks MLS

Come on summer! This 2014 Keystone Retreat unit has just undergone some wonderful updates and improvements! Offering approximately 400 sf with laundry, this 1 bedroom (king size bed) is perfect for an affordable Cape Cod getaway! Improvements include all new flooring, new paint, new large deck and stairs, re-sealed roof and flashing. A nicely sized backyard with newer gazebo and firepit is the perfect place to end the day after beach and pool time. Enjoy the park pool, children play area, and new dog run area. This is a SEASONAL park open from May 1-October 31. 2026 park fee for this site is $8,436. The fee includes lease of land, sewer, water, taxes, daily trash pick-up, amenities & on site management. All transactions in the park are cash and bill of sale (no financing available). All sales are subject to park approval of the buyer via a submitted application upon acceptance of an offer. Buyers to contact park personnel with any park specific questions.

Key facts

• New large deck
• Firepit
• New flooring

Tags

• NEW FLOORING
• NEW PAINT
• NEW LARGE DECK
• NEWER GAZEBO
• FIREPIT
• PARK POOL

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $43k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-382 ($-5k/yr) — negative.
• Rent doesn't cover operating costs at any purchase price — skip.
• Meets the 1% rule at list price ($783 rent vs $43k).
• Recommended offer: $38k (12.0% below list) — sets the bar for market timing.
• Cap rate -4.4% vs local median 2.3% in South Dennis — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 65/100 on livability (#183 in MA) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A, employment A-; Watch: amenities F, commute F, cost of living 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.
• Zoned schools: Dennis-Yarmouth Regional High (math 43% / reading 43%, grade F, #210 of 343 statewide, top 61%, 888 students, 0% FRL) — zoned schools average 0% FRL vs 39% district-wide (39 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 41 active listings in the ZIP; high-income renter base; 657 units permitted in Barnstable County in 2024 (178 in 5+ unit buildings).
• This rent is only 8% of the median local income ($118k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $297 of loan paydown is wiped out by about $1k 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 348 days — a 12% lower offer ($38k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $22k (34%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 90% of rent.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $37,840 (12.0% 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 348 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 1.82% ✓
• Cap rate: -4.36%
• Cash-on-cash: -38.04%
• DSCR: -0.69
• GRM: 4.6

CMA / ARV

• ARV (median comp): $65,000
• List price: $43,000
• Delta: -33.85%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 Old Chahtam Rd Unit G 8	0.24mi	2/1.0 (+1)	420 (+4%)	5mo	$89,900	$214	74
310 Old Chatham Rd Unit 98A	0.14mi	2/1.5 (+1)	432 (+7%)	4mo	$119,900	$278	72
310 Old Chatham Rd Rd Unit A98	0.14mi	2/1.5 (+1)	432 (+7%)	4mo	$119,900	$278	72
310 Old Chatham Rd Unit A-134	0.24mi	1/1.0	415 (+2%)	16mo	$30,000	$72	71
310 Old Chatham Rd Unit E 29	0.24mi	2/1.0 (+1)	440 (+9%)	3mo	$64,000	$145	66
310 Old Chatham Rd Unit A-76	0.24mi	2/1.0 (+1)	425 (+5%)	24mo	$40,000	$94	56
310 Old Chatham Rd Unit A-132	0.24mi	1/1.0	348 (-14%)	23mo	$31,420	$90	46

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: —
• Equity multiple: -1.56×
• Total profit: $-30,831
• Equity at exit: $6,411

10-year hold

• IRR: —
• Equity multiple: -3.68×
• Total profit: $-56,344
• Equity at exit: $3,718

Cash invested: $12,040 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active · 2 under contract
• Months of supply: 3.6 mo (28%/mo absorbed)
• Median asking: $59,000 ($154/sqft)
• Median days on market: 105 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +4.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 02638

• Home prices YoY: -19.1%
• Active inventory: 41
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $783 medium
• Mortgage (P&I): −$225
• Tax est. 1.5%: −$54 /mo · $645/yr
• Insurance: −$18
• HOA: −$703
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$164
• Net cashflow: $-382

Break-even live

Break-even rent $1,266

Max offer price —

Occupancy floor —

Sensitivity live

Price	-10% $-352	-5% $-367	+0% $-382	+5% $-397	+10% $-411
Rent	-10% $-444	-5% $-413	+0% $-382	+5% $-351	+10% $-320
Rate	-1.0pp $-360	-0.5pp $-371	base $-382	+0.5pp $-393	+1.0pp $-404

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: $10,750
• Closing costs: $1,290
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

HOA detail $703/mo · $8,436/yr

• Likely covers: watersewertrashpool

Listing history 50 events

1. 2026-09-24
   days on market $43,000 Active 348 DOM
2. 2026-09-23
   days on market $43,000 Active 347 DOM
3. 2026-09-21
   days on market $43,000 Active 345 DOM
4. 2026-09-20
   days on market $43,000 Active 344 DOM
5. 2026-09-18
   days on market $43,000 Active 342 DOM
6. 2026-09-17
   days on market $43,000 Active 341 DOM
7. 2026-09-16
   days on market $43,000 Active 340 DOM
8. 2026-09-15
   days on market $43,000 Active 339 DOM
9. 2026-09-14
   days on market $43,000 Active 338 DOM
10. 2026-09-13
    days on market $43,000 Active 337 DOM
11. 2026-09-12
    days on market $43,000 Active 336 DOM
12. 2026-09-11
    days on market $43,000 Active 335 DOM
13. 2026-09-05
    days on market $43,000 Active 329 DOM
14. 2026-09-04
    days on market $43,000 Active 328 DOM
15. 2026-09-03
    days on market $43,000 Active 327 DOM
16. 2026-09-02
    days on market $43,000 Active 326 DOM
17. 2026-08-29
    days on market $43,000 Active 322 DOM
18. 2026-08-28
    days on market $43,000 Active 321 DOM
19. 2026-08-27
    days on market $43,000 Active 320 DOM
20. 2026-08-26
    days on market $43,000 Active 319 DOM
21. 2026-08-25
    days on market $43,000 Active 318 DOM
22. 2026-08-24
    days on market $43,000 Active 317 DOM
23. 2026-08-23
    days on market $43,000 Active 316 DOM
24. 2026-08-22
    days on market $43,000 Active 315 DOM
25. 2026-08-21
    days on market $43,000 Active 314 DOM
26. 2026-08-20
    days on market $43,000 Active 313 DOM
27. 2026-08-19
    days on market $43,000 Active 312 DOM
28. 2026-08-18
    days on market $43,000 Active 311 DOM
29. 2026-08-17
    days on market $43,000 Active 310 DOM
30. 2026-08-16
    days on market $43,000 Active 309 DOM
31. 2026-08-15
    days on market $43,000 Active 308 DOM
32. 2026-08-14
    days on market $43,000 Active 307 DOM
33. 2026-08-13
    days on market $43,000 Active 306 DOM
34. 2026-08-12
    days on market $43,000 Active 305 DOM
35. 2026-08-11
    days on market $43,000 Active 304 DOM
36. 2026-08-10
    days on market $43,000 Active 303 DOM
37. 2026-08-09
    days on market $43,000 Active 302 DOM
38. 2026-08-08
    days on market $43,000 Active 301 DOM
39. 2026-08-07
    days on market $43,000 Active 300 DOM
40. 2026-08-06
    days on market $43,000 Active 299 DOM
41. 2026-08-05
    days on market $43,000 Active 298 DOM
42. 2026-08-04
    days on market $43,000 Active 297 DOM
43. 2026-08-03
    days on market $43,000 Active 296 DOM
44. 2026-07-31
    days on market $43,000 Active 293 DOM
45. 2026-07-29
    days on market $43,000 Active 291 DOM
46. 2026-07-27
    days on market $43,000 Active 289 DOM
47. 2026-07-25
    days on market $43,000 Active 287 DOM
48. 2026-07-24
    days on market $43,000 Active 286 DOM
49. 2026-07-23
    days on market $43,000 Active 285 DOM
50. 2026-07-22
    days on market $43,000 Active 284 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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥86°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,395
• − Mortgage interest: −$2,409
• − Property taxes: −$645
• − Insurance: −$215
• − Repairs & maintenance: −$752
• − Management: −$752
• − HOA: −$8,436
• − Depreciation: −$1,251
• Taxable loss: −$5,064
• Est. tax savings @ 24.0%: +$1,215
• After-tax cash flow: $-3,365/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

Good 80/100 Cosmetic rehab Est. rehab $2,025–$6,075 screening

This 2014 Keystone Retreat unit is in good condition with recent updates and improvements. It offers a good balance of amenities and is ready for a summer getaway.

Value-add opportunities

• Both Paint the exterior — Enhances curb appeal and resale value ↑
• Both Replace the wooden deck and steps — Improves safety and enhances curb appeal ↑
• Both Replace the ceiling fan with a modern model — Modernizes the interior and improves airflow ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 38/100

Zoned Schools

Elementary Ezra H Baker Innovation School F MA #577/938 Nat'l #23,081/41,679 Middle Dennis-Yarmouth Middle School F MA #175/305 Nat'l #7,347/14,009 High Dennis-Yarmouth Regional High F MA #210/343 Nat'l #7,439/17,239

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

C Composite livability gradescore 65/100

Livability — South Dennis

• Score: 65/100
• State rank: #183
• US rank: #12692

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Dennis, MA
• County: Barnstable · 208,497 people
• City population: 6,767
• Metro: Barnstable Town, MA
• Population (ZIP): 3,256
• Household income: $117,619
• Rent vs Own: 14.0% rent · 86.0% own

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Black 1%
• Common ancestry: Romanian 12% Lithuanian 3% Slovak 3%
• Foreign-born: 7% · China, Canada
• Languages at home: 95% English-only · French/Haitian/Cajun 1% Other Indo-European 1% German/W. Germanic 1%

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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: ▼ -95.88%
• Current HPI: 405.6664
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.28%
• F500 in state: 38

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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

-30.8% since first listed

6 events — show timeline

• 2026-04-11 Price Changed $45,000 CCIMLS
• 2026-03-06 Relisted — CCIMLS
• 2026-01-22 Listing Removed — CCIMLS
• 2025-10-13 Price Changed $50,000 CCIMLS
• 2025-09-16 Price Changed $58,000 CCIMLS
• 2025-08-29 Listed $65,000 CCIMLS