20 Dana Rd · Barre, MA 01005

$99,900

1 bd · 1.0 ba · 924 sqft · Manufactured · 260 Days on market

Built 1973 Poor condition 4,356 sqft lot $108/sqft · 23% below area Est $130k · 23% under $675/mo HOA · 38% of rent

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Why this score? — see what drove the C 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 +15.7/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +4.8/10.0
• Schools +3.9/10.0
• Livability +3.3/5.0
• Appreciation +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

Fantastic opportunity for someone looking for one level living. Large open yard for people who enjoy gardening. Home is separated from the park more than others so easy access to RT 122. A great area for your morning walks around Waterwheel Villiage and all that it has to offer for peace and quiet. Home has features five rooms. Kitchen, dining area, living room, bedroom, 1 full bathroom and large laundry room. Spacious kitchen is open to a vaulted ceiling dining area. Living room is off of main hallway. Main bedroom with widened doors for wheelchair accessibility and double closets. Detached 1 car garage with heat is perfect for someone looking for an insulated and heated space for hobbies through all the seasons. New water heater and NEW flooring throughout. If you like to travel and want a place to make home while you're away or want the simplicity the Town of Barre has this is worth a look! Park fees cover water / sewer, taxes and trash removal. Waterwheel Villiage is a 55 and bett

Key facts

• Double closets
• Large open yard
• One level living

Tags

• ONE LEVEL LIVING
• LARGE OPEN YARD
• EASY ACCESS TO RT 122
• VAULTED CEILING DINING AREA
• WHEELCHAIR ACCESSIBILITY
• DOUBLE CLOSETS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $100k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $44 ($526/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 3.9% in Barre — 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 (#177 in MA) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, schools B; Watch: amenities F, commute F.
• Quabbin (rural): math 40% / reading 46% proficiency, ranked #169 of 302 in MA (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 13 active listings in the ZIP; 2,293 units permitted in Worcester County in 2024 (1,205 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 260 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 14y ago; this cycle's ask has dropped $70k (41%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $24k; list at $100k implies a 325% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 38% of rent.
• Climate carrying-cost: moderate wind risk, 23% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 260 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 1.79% ✓
• Cap rate: 6.82%
• Cash-on-cash: 1.88%
• DSCR: 1.08
• GRM: 4.7

CMA / ARV

• ARV (median comp): $130,000
• List price: $99,900
• Delta: -23.15%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32 Edward Ln	0.13mi	2/2.0 (+1)	1,000 (+8%)	3mo	$130,000	$130	68
14 Varney Ln	0.13mi	2/2.0 (+1)	1,000 (+8%)	14mo	$152,900	$153	59
19 Varney	0.13mi	2/2.0 (+1)	1,034 (+12%)	23mo	$137,000	$132	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: -12.8%
• Equity multiple: 0.54×
• Total profit: $-12,956
• Equity at exit: $14,895

10-year hold

• IRR: -3.1%
• Equity multiple: 0.79×
• Total profit: $-5,894
• Equity at exit: $8,638

Cash invested: $27,972 (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 01005

• Home prices YoY: -1.2%
• Active inventory: 13
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,784 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$675
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $44

Break-even live

Break-even rent $1,728

Max offer price $99,900

Occupancy floor 93%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $675 · $8,100/yr
• Likely covers: watersewertrash

Listing history 34 events

1. 2026-06-18
   days on market $99,900 Active 260 DOM
2. 2026-06-17
   statusdays on market $99,900 Active 259 DOM
3. 2026-06-16
   days on market $99,900 Price Changed 258 DOM
4. 2026-06-15
   days on market $99,900 Price Changed 257 DOM
5. 2026-06-14
   pricestatusdays on market $99,900 Price Changed 255 DOM
6. 2026-06-10
   days on market $150,000 Active 252 DOM
7. 2026-06-09
   days on market $150,000 Active 251 DOM
8. 2026-06-08
   days on market $150,000 Active 250 DOM
9. 2026-06-07
   days on market $150,000 Active 249 DOM
10. 2026-06-05
    days on market $150,000 Active 246 DOM
11. 2026-06-03
    days on market $150,000 Active 245 DOM
12. 2026-06-02
    days on market $150,000 Active 244 DOM
13. 2026-06-01
    days on market $150,000 Active 243 DOM
14. 2026-05-31
    days on market $150,000 Active 242 DOM
15. 2026-05-31
    days on market $150,000 Active 241 DOM
16. 2026-04-06
    status Reactivated 1000-char remark

    Show marketing remark (1000 chars)

    Fantastic opportunity for someone looking for one level living. Large open yard for people who enjoy gardening. Home is separated from the park more than others so easy access to RT 122. A great area for your morning walks around Waterwheel Villiage and all that it has to offer for peace and quiet. Home has features five rooms. Kitchen, dining area, living room, bedroom, 1 full bathroom and large laundry room. Spacious kitchen is open to a vaulted ceiling dining area. Living room is off of main hallway. Main bedroom with widened doors for wheelchair accessibility and double closets. Detached 1 car garage with heat is perfect for someone looking for an insulated and heated space for hobbies through all the seasons. New water heater and NEW flooring throughout. If you like to travel and want a place to make home while you're away or want the simplicity the Town of Barre has this is worth a look! Park fees cover water / sewer, taxes and trash removal. Waterwheel Villiage is a 55 and bett

17. 2026-04-02
    historical 1000-char remark

    Show marketing remark (1000 chars)

    Fantastic opportunity for someone looking for one level living. Large open yard for people who enjoy gardening. Home is separated from the park more than others so easy access to RT 122. A great area for your morning walks around Waterwheel Villiage and all that it has to offer for peace and quiet. Home has features five rooms. Kitchen, dining area, living room, bedroom, 1 full bathroom and large laundry room. Spacious kitchen is open to a vaulted ceiling dining area. Living room is off of main hallway. Main bedroom with widened doors for wheelchair accessibility and double closets. Detached 1 car garage with heat is perfect for someone looking for an insulated and heated space for hobbies through all the seasons. New water heater and NEW flooring throughout. If you like to travel and want a place to make home while you're away or want the simplicity the Town of Barre has this is worth a look! Park fees cover water / sewer, taxes and trash removal. Waterwheel Villiage is a 55 and bett

18. 2026-03-10
    status Price Changed 1000-char remark

    Show marketing remark (1000 chars)

    Fantastic opportunity for someone looking for one level living. Large open yard for people who enjoy gardening. Home is separated from the park more than others so easy access to RT 122. A great area for your morning walks around Waterwheel Villiage and all that it has to offer for peace and quiet. Home has features five rooms. Kitchen, dining area, living room, bedroom, 1 full bathroom and large laundry room. Spacious kitchen is open to a vaulted ceiling dining area. Living room is off of main hallway. Main bedroom with widened doors for wheelchair accessibility and double closets. Detached 1 car garage with heat is perfect for someone looking for an insulated and heated space for hobbies through all the seasons. New water heater and NEW flooring throughout. If you like to travel and want a place to make home while you're away or want the simplicity the Town of Barre has this is worth a look! Park fees cover water / sewer, taxes and trash removal. Waterwheel Villiage is a 55 and bett

19. 2026-03-10
    price $150,000 1000-char remark

    Show marketing remark (1000 chars)

    Fantastic opportunity for someone looking for one level living. Large open yard for people who enjoy gardening. Home is separated from the park more than others so easy access to RT 122. A great area for your morning walks around Waterwheel Villiage and all that it has to offer for peace and quiet. Home has features five rooms. Kitchen, dining area, living room, bedroom, 1 full bathroom and large laundry room. Spacious kitchen is open to a vaulted ceiling dining area. Living room is off of main hallway. Main bedroom with widened doors for wheelchair accessibility and double closets. Detached 1 car garage with heat is perfect for someone looking for an insulated and heated space for hobbies through all the seasons. New water heater and NEW flooring throughout. If you like to travel and want a place to make home while you're away or want the simplicity the Town of Barre has this is worth a look! Park fees cover water / sewer, taxes and trash removal. Waterwheel Villiage is a 55 and bett

20. 2026-03-03
    historical 1000-char remark

    Show marketing remark (1000 chars)

    Fantastic opportunity for someone looking for one level living. Large open yard for people who enjoy gardening. Home is separated from the park more than others so easy access to RT 122. A great area for your morning walks around Waterwheel Villiage and all that it has to offer for peace and quiet. Home has features five rooms. Kitchen, dining area, living room, bedroom, 1 full bathroom and large laundry room. Spacious kitchen is open to a vaulted ceiling dining area. Living room is off of main hallway. Main bedroom with widened doors for wheelchair accessibility and double closets. Detached 1 car garage with heat is perfect for someone looking for an insulated and heated space for hobbies through all the seasons. New water heater and NEW flooring throughout. If you like to travel and want a place to make home while you're away or want the simplicity the Town of Barre has this is worth a look! Park fees cover water / sewer, taxes and trash removal. Waterwheel Villiage is a 55 and bett

21. 2026-01-04
    status Reactivated 1000-char remark

    Show marketing remark (1000 chars)

    Fantastic opportunity for someone looking for one level living. Large open yard for people who enjoy gardening. Home is separated from the park more than others so easy access to RT 122. A great area for your morning walks around Waterwheel Villiage and all that it has to offer for peace and quiet. Home has features five rooms. Kitchen, dining area, living room, bedroom, 1 full bathroom and large laundry room. Spacious kitchen is open to a vaulted ceiling dining area. Living room is off of main hallway. Main bedroom with widened doors for wheelchair accessibility and double closets. Detached 1 car garage with heat is perfect for someone looking for an insulated and heated space for hobbies through all the seasons. New water heater and NEW flooring throughout. If you like to travel and want a place to make home while you're away or want the simplicity the Town of Barre has this is worth a look! Park fees cover water / sewer, taxes and trash removal. Waterwheel Villiage is a 55 and bett

22. 2026-01-01
    historical 1000-char remark

    Show marketing remark (1000 chars)

    Fantastic opportunity for someone looking for one level living. Large open yard for people who enjoy gardening. Home is separated from the park more than others so easy access to RT 122. A great area for your morning walks around Waterwheel Villiage and all that it has to offer for peace and quiet. Home has features five rooms. Kitchen, dining area, living room, bedroom, 1 full bathroom and large laundry room. Spacious kitchen is open to a vaulted ceiling dining area. Living room is off of main hallway. Main bedroom with widened doors for wheelchair accessibility and double closets. Detached 1 car garage with heat is perfect for someone looking for an insulated and heated space for hobbies through all the seasons. New water heater and NEW flooring throughout. If you like to travel and want a place to make home while you're away or want the simplicity the Town of Barre has this is worth a look! Park fees cover water / sewer, taxes and trash removal. Waterwheel Villiage is a 55 and bett

23. 2025-12-01
    status Reactivated 1000-char remark

    Show marketing remark (1000 chars)

    Fantastic opportunity for someone looking for one level living. Large open yard for people who enjoy gardening. Home is separated from the park more than others so easy access to RT 122. A great area for your morning walks around Waterwheel Villiage and all that it has to offer for peace and quiet. Home has features five rooms. Kitchen, dining area, living room, bedroom, 1 full bathroom and large laundry room. Spacious kitchen is open to a vaulted ceiling dining area. Living room is off of main hallway. Main bedroom with widened doors for wheelchair accessibility and double closets. Detached 1 car garage with heat is perfect for someone looking for an insulated and heated space for hobbies through all the seasons. New water heater and NEW flooring throughout. If you like to travel and want a place to make home while you're away or want the simplicity the Town of Barre has this is worth a look! Park fees cover water / sewer, taxes and trash removal. Waterwheel Villiage is a 55 and bett

24. 2025-11-30
    historical 1000-char remark

    Show marketing remark (1000 chars)

    Fantastic opportunity for someone looking for one level living. Large open yard for people who enjoy gardening. Home is separated from the park more than others so easy access to RT 122. A great area for your morning walks around Waterwheel Villiage and all that it has to offer for peace and quiet. Home has features five rooms. Kitchen, dining area, living room, bedroom, 1 full bathroom and large laundry room. Spacious kitchen is open to a vaulted ceiling dining area. Living room is off of main hallway. Main bedroom with widened doors for wheelchair accessibility and double closets. Detached 1 car garage with heat is perfect for someone looking for an insulated and heated space for hobbies through all the seasons. New water heater and NEW flooring throughout. If you like to travel and want a place to make home while you're away or want the simplicity the Town of Barre has this is worth a look! Park fees cover water / sewer, taxes and trash removal. Waterwheel Villiage is a 55 and bett

25. 2025-10-31
    status Reactivated 1000-char remark

    Show marketing remark (1000 chars)

    Fantastic opportunity for someone looking for one level living. Large open yard for people who enjoy gardening. Home is separated from the park more than others so easy access to RT 122. A great area for your morning walks around Waterwheel Villiage and all that it has to offer for peace and quiet. Home has features five rooms. Kitchen, dining area, living room, bedroom, 1 full bathroom and large laundry room. Spacious kitchen is open to a vaulted ceiling dining area. Living room is off of main hallway. Main bedroom with widened doors for wheelchair accessibility and double closets. Detached 1 car garage with heat is perfect for someone looking for an insulated and heated space for hobbies through all the seasons. New water heater and NEW flooring throughout. If you like to travel and want a place to make home while you're away or want the simplicity the Town of Barre has this is worth a look! Park fees cover water / sewer, taxes and trash removal. Waterwheel Villiage is a 55 and bett

26. 2025-10-30
    historical 1000-char remark

    Show marketing remark (1000 chars)

    Fantastic opportunity for someone looking for one level living. Large open yard for people who enjoy gardening. Home is separated from the park more than others so easy access to RT 122. A great area for your morning walks around Waterwheel Villiage and all that it has to offer for peace and quiet. Home has features five rooms. Kitchen, dining area, living room, bedroom, 1 full bathroom and large laundry room. Spacious kitchen is open to a vaulted ceiling dining area. Living room is off of main hallway. Main bedroom with widened doors for wheelchair accessibility and double closets. Detached 1 car garage with heat is perfect for someone looking for an insulated and heated space for hobbies through all the seasons. New water heater and NEW flooring throughout. If you like to travel and want a place to make home while you're away or want the simplicity the Town of Barre has this is worth a look! Park fees cover water / sewer, taxes and trash removal. Waterwheel Villiage is a 55 and bett

27. 2025-10-02
    price $165,000 1000-char remark

    Show marketing remark (1000 chars)

    Fantastic opportunity for someone looking for one level living. Large open yard for people who enjoy gardening. Home is separated from the park more than others so easy access to RT 122. A great area for your morning walks around Waterwheel Villiage and all that it has to offer for peace and quiet. Home has features five rooms. Kitchen, dining area, living room, bedroom, 1 full bathroom and large laundry room. Spacious kitchen is open to a vaulted ceiling dining area. Living room is off of main hallway. Main bedroom with widened doors for wheelchair accessibility and double closets. Detached 1 car garage with heat is perfect for someone looking for an insulated and heated space for hobbies through all the seasons. New water heater and NEW flooring throughout. If you like to travel and want a place to make home while you're away or want the simplicity the Town of Barre has this is worth a look! Park fees cover water / sewer, taxes and trash removal. Waterwheel Villiage is a 55 and bett

28. 2025-09-16
    listed $169,900 New 1000-char remark

    Show marketing remark (1000 chars)

    Fantastic opportunity for someone looking for one level living. Large open yard for people who enjoy gardening. Home is separated from the park more than others so easy access to RT 122. A great area for your morning walks around Waterwheel Villiage and all that it has to offer for peace and quiet. Home has features five rooms. Kitchen, dining area, living room, bedroom, 1 full bathroom and large laundry room. Spacious kitchen is open to a vaulted ceiling dining area. Living room is off of main hallway. Main bedroom with widened doors for wheelchair accessibility and double closets. Detached 1 car garage with heat is perfect for someone looking for an insulated and heated space for hobbies through all the seasons. New water heater and NEW flooring throughout. If you like to travel and want a place to make home while you're away or want the simplicity the Town of Barre has this is worth a look! Park fees cover water / sewer, taxes and trash removal. Waterwheel Villiage is a 55 and bett

29. 2015-03-28
    soldstatus $23,500 Sold 285-char remark

    Show marketing remark (285 chars)

    THIS HOME IS LOCATED WITHIN THE BARRE MOBILE HOME PARK DBA WATERWHEEL VILLAGE, A BEAUTIFUL 55 & BETTER RETIREMENT COMMUNITY SURROUNDING A PRIVATE WILDERNESS POND WHERE YOU CAN FISH OR FEED THE DUCKS, ENJOY COFFEE AND GOOD HOME COOKED FOOD AT THE COUNTRY PANTRY NEXT TO THE VILLAGE.

30. 2013-01-06
    historical Under Agreement 285-char remark

    Show marketing remark (285 chars)

    THIS HOME IS LOCATED WITHIN THE BARRE MOBILE HOME PARK DBA WATERWHEEL VILLAGE, A BEAUTIFUL 55 & BETTER RETIREMENT COMMUNITY SURROUNDING A PRIVATE WILDERNESS POND WHERE YOU CAN FISH OR FEED THE DUCKS, ENJOY COFFEE AND GOOD HOME COOKED FOOD AT THE COUNTRY PANTRY NEXT TO THE VILLAGE.

31. 2012-12-14
    price $19,900 Price Changed 285-char remark

    Show marketing remark (285 chars)

    THIS HOME IS LOCATED WITHIN THE BARRE MOBILE HOME PARK DBA WATERWHEEL VILLAGE, A BEAUTIFUL 55 & BETTER RETIREMENT COMMUNITY SURROUNDING A PRIVATE WILDERNESS POND WHERE YOU CAN FISH OR FEED THE DUCKS, ENJOY COFFEE AND GOOD HOME COOKED FOOD AT THE COUNTRY PANTRY NEXT TO THE VILLAGE.

32. 2012-11-10
    price $24,900 285-char remark

    Show marketing remark (285 chars)

    THIS HOME IS LOCATED WITHIN THE BARRE MOBILE HOME PARK DBA WATERWHEEL VILLAGE, A BEAUTIFUL 55 & BETTER RETIREMENT COMMUNITY SURROUNDING A PRIVATE WILDERNESS POND WHERE YOU CAN FISH OR FEED THE DUCKS, ENJOY COFFEE AND GOOD HOME COOKED FOOD AT THE COUNTRY PANTRY NEXT TO THE VILLAGE.

33. 2012-11-10
    price $19,500 Price Changed 285-char remark

    Show marketing remark (285 chars)

    THIS HOME IS LOCATED WITHIN THE BARRE MOBILE HOME PARK DBA WATERWHEEL VILLAGE, A BEAUTIFUL 55 & BETTER RETIREMENT COMMUNITY SURROUNDING A PRIVATE WILDERNESS POND WHERE YOU CAN FISH OR FEED THE DUCKS, ENJOY COFFEE AND GOOD HOME COOKED FOOD AT THE COUNTRY PANTRY NEXT TO THE VILLAGE.

34. 2012-07-30
    listed $19,900 New 285-char remark

    Show marketing remark (285 chars)

    THIS HOME IS LOCATED WITHIN THE BARRE MOBILE HOME PARK DBA WATERWHEEL VILLAGE, A BEAUTIFUL 55 & BETTER RETIREMENT COMMUNITY SURROUNDING A PRIVATE WILDERNESS POND WHERE YOU CAN FISH OR FEED THE DUCKS, ENJOY COFFEE AND GOOD HOME COOKED FOOD AT THE COUNTRY PANTRY NEXT TO THE VILLAGE.

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,406
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,712
• − Management: −$1,712
• − HOA: −$8,100
• − Depreciation: −$2,906
• Taxable loss: −$619
• Est. tax savings @ 24.0%: +$149
• After-tax cash flow: $674/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 · 6 photos

Poor 20/100 Extensive rehab

This manufactured home requires extensive repairs and updates to improve its condition and value. Significant investments in siding, roof, flooring, paint, windows, HVAC, and landscaping are necessary to make it move-in ready.

Repairs flagged

• Major siding — Severe weathering and damage
• Major roof — Signs of deterioration
• Major flooring — Worn-out and in need of replacement
• Major paint — Peeling and in need of repainting
• Major windows — Older and likely inefficient
• Major HVAC — No recent maintenance

Value-add opportunities

• Resale New siding — Enhances curb appeal and durability
• Resale New roof — Fixes potential leaks and improves home value
• Resale New flooring — Improves comfort and aesthetics
• Resale Paint job — Enhances home's appearance and value
• Resale New windows — Improves energy efficiency and home value
• Resale HVAC system — Improves comfort and energy efficiency
• Both Landscaping — Enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Severe weathering and damage	Major	$15,000–50,000
roof · Signs of deterioration	Major	$15,000–50,000
flooring · Worn-out and in need of replacement	Major	$15,000–50,000
paint · Peeling and in need of repainting	Major	$15,000–50,000
windows · Older and likely inefficient	Major	$15,000–50,000
HVAC · No recent maintenance	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale New siding — Enhances curb appeal and durability ↑
• Resale New roof — Fixes potential leaks and improves home value ↑
• Resale New flooring — Improves comfort and aesthetics ↑
• Resale Paint job — Enhances home's appearance and value ↑
• Resale New windows — Improves energy efficiency and home value ↑
• Resale HVAC system — Improves comfort and energy efficiency ↑
• Both Landscaping — Enhances curb appeal and property value ↑

ⓘ 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: Quabbin
• NCES district ID: 2500001
• Math proficiency: 40% ▼ -8.00%
• Reading proficiency: 46% ▼ -4.00%
• Median HH income: $71,895
• Composite: 39.06/100
• National rank: #4057
• State rank: #169 of 302 in MA

Livability — Barre

• Score: 66/100
• State rank: #177
• US rank: #12231

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 4,786
• Population (ZIP): 4,786

Population outlook (Worcester County) Hauer SSP2

• Today (2025): 850,858 people
• By 2030: 860,403 · +1.1%
• By 2040: 869,902 · +2.2%
• By 2050: 869,110 · +2.1%
• By 2075: 870,120 · +2.3%
• By 2100: 829,703 · -2.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 6% Two or more races 6% Black 2%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Lithuanian 7% Romanian 4% Slovak 4%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · Other Indo-European 2%

Political lean MEDSL · Worcester

• 2024 margin: D (+10.0) · D 53.9% · R 43.9% · Other 2.2%
• 2008→2024 swing: -3.8pp toward R · 2008: 13.8pp · 2024: 10.0pp
• All cycles: 2024: D+10.0 2020: D+17.8 2016: D+10.5 2012: D+9.2 2008: D+13.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.71%
• Current HPI: 299.3007
• 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

+653.8% since first listed

19 events — show timeline

• 2026-04-06 Relisted — MLS PIN
• 2026-04-02 Listing Removed — MLS PIN
• 2026-03-10 Relisted — MLS PIN
• 2026-03-10 Price Changed $150,000 MLS PIN
• 2026-03-03 Listing Removed — MLS PIN
• 2026-01-04 Relisted — MLS PIN
• 2026-01-01 Listing Removed — MLS PIN
• 2025-12-01 Relisted — MLS PIN
• 2025-11-30 Listing Removed — MLS PIN
• 2025-10-31 Relisted — MLS PIN
• 2025-10-30 Listing Removed — MLS PIN
• 2025-10-02 Price Changed $165,000 MLS PIN
• 2025-09-16 Listed $169,900 MLS PIN
• 2015-03-28 Sold (MLS) $23,500 MLS PIN
• 2013-01-06 Contingent — MLS PIN
• 2012-12-14 Price Changed $19,900 MLS PIN
• 2012-11-10 Price Changed $24,900 MLS PIN
• 2012-11-10 Price Changed $19,500 MLS PIN
• 2012-07-30 Listed $19,900 MLS PIN