165 Norton Ave #5 · Easton, MA 02375

$369,900

2 bd · 1.0 ba · 952 sqft · Condo public records · 6 Days on market

Built 1974 $320/mo HOA · 9% 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 +16.5/30.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• DSCR +5.1/10.0
• 1% rule +4.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

ROLLING PINES CONDO WITH 2 LARGE BEDROOMS,COUNRY KITCHEN AND DINING ROOM, WOOD STOVE EXTREMELY NEAT UNIT ,C/A , TENNIS COURT, SWIMMING POOL, CLUB HOUSE. JUST IN TIME FOR SUMMER RELAXING. NO SHOWING TILL 3-23-00.

Key facts

• Private deck
• Private storage unit
• In-home office

Tags

• FRESHLY RENOVATED KITCHEN
• PRIVATE DECK
• IN-HOME OFFICE
• PRIVATE STORAGE UNIT
• PULL-DOWN ATTIC STAIRS
• DIRECT ACCESS TO SWIMMING POOL

Property features AI

Finance

• HOA & community: Monthly association fee of $320.25; Association covers water, sewer, insurance, structure maintenance, road maintenance, grounds maintenance, snow removal, and trash; Community amenities include pool, laundry, and tennis courts

Exterior

• Parking: Two off-street parking spaces
• Utilities: Public water; Private sewer; 110 volt electric (for electric range)
• Home design: Condominium (Garden-style); One-story building; Entry level 2
• Construction: Frame construction; Shingle roof; Building name: Rolling Pines; Built (approximate) per public records
• Exterior features: Wood deck

Interior

• Kitchen: Laminate flooring; Pantry; Range; Dishwasher; Disposal; Refrigerator
• Bedrooms: Master bedroom on first floor with closet and wall-to-wall carpet; Second bedroom on first floor with closet and wall-to-wall carpet
• Flooring: Wall-to-wall carpet in bedrooms; Laminate flooring in living areas, dining room, kitchen, and bathroom
• Bathrooms: One full bathroom with laminate flooring; Master bathroom present
• Heating & cooling: Heat pump; Wood stove; Central air
• Interior features: Insulated windows; Walk-up attic; Wood / Coal / Pellet stove in living room; Ceiling fans in living areas and bedrooms
• Laundry & utility: Laundry facilities in basement and common area (in building)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $370k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $362k (2.1% below list).
• Recommended offer: $362k (2.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Easton (suburban): math 51% / reading 60% proficiency, ranked #76 of 302 in MA (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: 27 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 760 units permitted in Bristol County in 2024 (142 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $94k; list at $370k implies a 291% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% 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 $362,100 (2.1% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.98% ✗
• Cap rate: 6.99%
• Cash-on-cash: 2.49%
• DSCR: 1.11
• GRM: 8.5

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: -12.3%
• Equity multiple: 0.55×
• Total profit: $-46,158
• Equity at exit: $55,153

10-year hold

• IRR: -3.2%
• Equity multiple: 0.79×
• Total profit: $-22,142
• Equity at exit: $31,982

Cash invested: $103,572 (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 02375

• Home prices YoY: -17.9%
• Active inventory: 27
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $3,621 medium
• Mortgage (P&I): −$1,940
• Tax from tax record: −$232 /mo · $2,784/yr
• Insurance: −$154
• HOA: −$320
• Vacancy / Maint / Mgmt: −$760
• Net cashflow: $215

Break-even live

Break-even rent $3,349

Max offer price $369,900

Occupancy floor 89%

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: $92,475
• Closing costs: $11,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
60 Robert Dr South Easton, MA	1.0–3.0	1.0–2.5	1304	$3,621	$2.78	1d	1	1.21mi

HOA detail condo

• Monthly dues: $320 · $3,840/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-06-18
   days on market $369,900 Active 6 DOM
2. 2026-06-17
   days on market $369,900 Active 5 DOM
3. 2026-06-16
   statusdays on market $369,900 Active 4 DOM
4. 2026-06-15
   days on market $369,900 New 3 DOM
5. 2026-06-13
   remarks 626-char remark
6. 2026-06-13
   listed $369,900 New 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MA · Partial reset (capped growth)

• Current annual tax: $2,784 · $232/mo
• Projected year-2 tax: $3,667 · $306/mo
• Expected delta: +$883/yr (+$74/mo · 31.7%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $43,452
• − Mortgage interest: −$20,720
• − Property taxes: −$2,784
• − Insurance: −$1,850
• − Repairs & maintenance: −$3,476
• − Management: −$3,476
• − HOA: −$3,840
• − Depreciation: −$10,761
• Taxable loss: −$3,455
• Est. tax savings @ 24.0%: +$829
• After-tax cash flow: $3,405/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: Easton
• NCES district ID: 2504620
• Math proficiency: 51% ▼ -15.00%
• Reading proficiency: 60% ▼ -7.00%
• Median HH income: $94,017
• Composite: 51.52/100
• National rank: #1719
• State rank: #76 of 302 in MA

Livability — Easton

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 11,205

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 (78%)
• Race & ethnicity: White 78% Two or more races 8% Black 6% Hispanic / Latino 5% Asian 4%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Russian 6% Slovak 4% Lithuanian 3%
• Foreign-born: 10% · Canada, Vietnam, China
• Languages at home: 88% English-only · Other Indo-European 3% French/Haitian/Cajun 3% Spanish 2%

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: ▼ -68.89%
• Current HPI: 317.0994
• 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

+639.8% since first listed

8 events — show timeline

• 2026-06-12 Listed $369,900 MLS PIN
• 2001-01-02 Sold (Public Records) $94,500 Public Records
• 2000-05-16 Sold (Public Records) $87,900 Public Records
• 2000-05-16 Sold (MLS) $87,900 MLS PIN
• 2000-03-24 Listing Removed — MLS PIN
• 2000-03-17 Listed $87,900 MLS PIN
• 1987-02-27 Sold (Public Records) $98,000 Public Records
• 1984-10-26 Sold (Public Records) $50,000 Public Records

Property tax history

+2.0%/yr

Latest (2023): $2,784 · +8.7% YoY. Source: county tax records.