62 Victoria Ln · Marlborough, MA 01752

$199,900

3 bd · 2.0 ba · 1,890 sqft · Manufactured · 76 Days on market

Built 1979 $106/sqft · 21% below area Est $251k · 21% under $985/mo HOA · 29% of rent

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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 +21.7/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +6.9/10.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Plenty of room to spread out in this beautiful double wide mobile home in Jo Len Village, a popular 55+ adults only east side community. Cabinet packed kitchen with breakfast bar open to fireplaced family rm. Entertainment size living room-formal dining room-3 spacious bedrooms w/lots of closets-2 full bathrooms-sunsplashed Florida room. Gas heat-central AC-new water heater-vinyl replacement windows-new duct work. Lovely backyard w/patio-big storage shed-convenient carport. Easy access to major routes-downtown dining-shopping-entertainment. Minutes to Memorial Beach and Marlborough Country Club. $985 monthly park fee includes taxes/trash/water/sewer/lot rent. Potential Buyers must obtain park membership approval. Good credit-references-proof of ability to pay the monthly fee are required. This desirable east side adult community has it's own pond and clubhouse with lots of opportunities to get involved. Perfect condo alternative. A must see!

Key facts

• Central ac
• Gas heat
• New water heater

Tags

• CABINET PACKED KITCHEN
• FIREPLACED LIVING ROOM
• SUNSPLASHED FLORIDA ROOM
• GAS HEAT
• CENTRAL AC
• NEW WATER HEATER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $309 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $188k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 3.4% in Marlborough — 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 76/100 on livability (#59 in MA, #3,372 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: crime C-, amenities F, cost of living F.
• Marlborough (suburban): math 23% / reading 34% proficiency, ranked #250 of 302 in MA (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+1.2%/yr); 62 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 3,670 units permitted in Middlesex County in 2024 (2,611 in 5+ unit buildings).
• This rent runs 44% of the median local income ($92k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Middlesex County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y 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 $155k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.
• Climate carrying-cost: major wind risk, 27% 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 $187,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 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 1979 — 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. 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 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?
7. 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.
8. 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.
9. 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: 1.69% ✓
• Cap rate: 8.15%
• Cash-on-cash: 6.61%
• DSCR: 1.29
• GRM: 4.9

CMA / ARV

• ARV (median comp): $251,463
• List price: $199,900
• Delta: -20.51%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.16% rent growth · sell at horizon

5-year hold

• IRR: -9.1%
• Equity multiple: 0.67×
• Total profit: $-18,241
• Equity at exit: $29,806

10-year hold

• IRR: -3.7%
• Equity multiple: 0.78×
• Total profit: $-12,258
• Equity at exit: $17,284

Cash invested: $55,972 (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 01752

• Rents YoY: 1.2%
• Active inventory: 62
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $3,386 medium
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• HOA: −$985
• Vacancy / Maint / Mgmt: −$711
• Net cashflow: $309

Break-even live

Break-even rent $2,996

Max offer price $199,900

Occupancy floor 86%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
339 Boston Post Rd E Marlborough, MA	1.0–3.0	1.0–2.0	1160	$4,914	$4.23	1d	27	0.09mi

HOA detail

• Monthly dues: $985 · $11,820/yr
• Likely covers: watersewertrashgas

Listing history 17 events

1. 2026-06-18
   days on market $199,900 Active 76 DOM
2. 2026-06-17
   days on market $199,900 Active 75 DOM
3. 2026-06-16
   days on market $199,900 Active 74 DOM
4. 2026-06-15
   statusdays on market $199,900 Active 73 DOM
5. 2026-06-13
   statusdays on market $199,900 Back On Market 71 DOM
6. 2026-05-14
   historical Contingent 955-char remark

   Show marketing remark (955 chars)

   Plenty of room to spread out in this beautiful double wide mobile home in Jo Len Village, a popular 55+ adults only east side community. Cabinet packed kitchen with breakfast bar open to fireplaced family rm. Entertainment size living room-formal dining room-3 spacious bedrooms w/lots of closets-2 full bathrooms-sunsplashed Florida room. Gas heat-central AC-new water heater-vinyl replacement windows-new duct work. Lovely backyard w/patio-big storage shed-convenient carport. Easy access to major routes-downtown dining-shopping-entertainment. Minutes to Memorial Beach and Marlborough Country Club. $985 monthly park fee includes taxes/trash/water/sewer/lot rent. Potential Buyers must obtain park membership approval. Good credit-references-proof of ability to pay the monthly fee are required. This desirable east side adult community has it's own pond and clubhouse with lots of opportunities to get involved. Perfect condo alternative. A must see!

7. 2026-03-20
   listed $199,900 New 955-char remark

   Show marketing remark (955 chars)

   Plenty of room to spread out in this beautiful double wide mobile home in Jo Len Village, a popular 55+ adults only east side community. Cabinet packed kitchen with breakfast bar open to fireplaced family rm. Entertainment size living room-formal dining room-3 spacious bedrooms w/lots of closets-2 full bathrooms-sunsplashed Florida room. Gas heat-central AC-new water heater-vinyl replacement windows-new duct work. Lovely backyard w/patio-big storage shed-convenient carport. Easy access to major routes-downtown dining-shopping-entertainment. Minutes to Memorial Beach and Marlborough Country Club. $985 monthly park fee includes taxes/trash/water/sewer/lot rent. Potential Buyers must obtain park membership approval. Good credit-references-proof of ability to pay the monthly fee are required. This desirable east side adult community has it's own pond and clubhouse with lots of opportunities to get involved. Perfect condo alternative. A must see!

8. 2023-03-27
   soldstatus $155,000 Sold 495-char remark

   Show marketing remark (495 chars)

   Looking for a mobile home that doesn't feel like one? This open-concept design features large eat-in kitchen with breakfast bar, enormous sundrenched living room, 16 x 16 main bedroom with luxury master bath. 2 other ample sized bedrooms with lots of closet space. Separate guest bath. Newer roof & furnace. 1890 SF of one-level living in sought after Jo-Len Village resident owned over 55 community with a private clubhouse offering a busy social calendar and overlooking a private pond.

9. 2023-02-18
   status Under Agreement 495-char remark

   Show marketing remark (495 chars)

   Looking for a mobile home that doesn't feel like one? This open-concept design features large eat-in kitchen with breakfast bar, enormous sundrenched living room, 16 x 16 main bedroom with luxury master bath. 2 other ample sized bedrooms with lots of closet space. Separate guest bath. Newer roof & furnace. 1890 SF of one-level living in sought after Jo-Len Village resident owned over 55 community with a private clubhouse offering a busy social calendar and overlooking a private pond.

10. 2023-02-04
    historical Contingent 495-char remark

    Show marketing remark (495 chars)

    Looking for a mobile home that doesn't feel like one? This open-concept design features large eat-in kitchen with breakfast bar, enormous sundrenched living room, 16 x 16 main bedroom with luxury master bath. 2 other ample sized bedrooms with lots of closet space. Separate guest bath. Newer roof & furnace. 1890 SF of one-level living in sought after Jo-Len Village resident owned over 55 community with a private clubhouse offering a busy social calendar and overlooking a private pond.

11. 2023-01-30
    status Back On Market 495-char remark

    Show marketing remark (495 chars)

    Looking for a mobile home that doesn't feel like one? This open-concept design features large eat-in kitchen with breakfast bar, enormous sundrenched living room, 16 x 16 main bedroom with luxury master bath. 2 other ample sized bedrooms with lots of closet space. Separate guest bath. Newer roof & furnace. 1890 SF of one-level living in sought after Jo-Len Village resident owned over 55 community with a private clubhouse offering a busy social calendar and overlooking a private pond.

12. 2023-01-26
    status Under Agreement 495-char remark

    Show marketing remark (495 chars)

    Looking for a mobile home that doesn't feel like one? This open-concept design features large eat-in kitchen with breakfast bar, enormous sundrenched living room, 16 x 16 main bedroom with luxury master bath. 2 other ample sized bedrooms with lots of closet space. Separate guest bath. Newer roof & furnace. 1890 SF of one-level living in sought after Jo-Len Village resident owned over 55 community with a private clubhouse offering a busy social calendar and overlooking a private pond.

13. 2023-01-12
    historical Contingent 495-char remark

    Show marketing remark (495 chars)

    Looking for a mobile home that doesn't feel like one? This open-concept design features large eat-in kitchen with breakfast bar, enormous sundrenched living room, 16 x 16 main bedroom with luxury master bath. 2 other ample sized bedrooms with lots of closet space. Separate guest bath. Newer roof & furnace. 1890 SF of one-level living in sought after Jo-Len Village resident owned over 55 community with a private clubhouse offering a busy social calendar and overlooking a private pond.

14. 2022-11-01
    listed $155,000 New 495-char remark

    Show marketing remark (495 chars)

    Looking for a mobile home that doesn't feel like one? This open-concept design features large eat-in kitchen with breakfast bar, enormous sundrenched living room, 16 x 16 main bedroom with luxury master bath. 2 other ample sized bedrooms with lots of closet space. Separate guest bath. Newer roof & furnace. 1890 SF of one-level living in sought after Jo-Len Village resident owned over 55 community with a private clubhouse offering a busy social calendar and overlooking a private pond.

15. 2004-08-16
    soldstatus $147,000
16. 2004-07-29
    historical
17. 2004-06-13
    listed $147,000

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 13% 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 27% 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: $40,633
• − Mortgage interest: −$11,198
• − Property taxes: −$2,998
• − Insurance: −$1,000
• − Repairs & maintenance: −$3,251
• − Management: −$3,251
• − HOA: −$11,820
• − Depreciation: −$5,815
• Taxable income: $1,301
• Est. tax owed @ 24.0%: −$312
• After-tax cash flow: $3,390/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: Marlborough
• NCES district ID: 2507320
• Math proficiency: 23% ▼ -14.00%
• Reading proficiency: 34% ▼ -9.00%
• Median HH income: $71,601
• Composite: 26.98/100
• National rank: #7072
• State rank: #250 of 302 in MA

Livability — Marlborough

• Score: 76/100
• State rank: #59
• US rank: #3372

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marlborough, MA
• County: Middlesex County · 1,437,704 people
• City population: 41,647
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 41,647
• Household income: $91,968
• Rent vs Own: 44.0% rent · 56.0% own
• Severe rent burden: 2171.0

Population outlook (Middlesex County) Hauer SSP2

• Today (2025): 1,740,269 people
• By 2030: 1,817,187 · +4.4%
• By 2040: 1,963,195 · +12.8%
• By 2050: 2,087,461 · +20.0%
• By 2075: 2,344,036 · +34.7%
• By 2100: 2,383,776 · +37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 59% Hispanic / Latino 17% Two or more races 16% Asian 5% Black 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Estonian 11% Lithuanian 4% Russian 3%
• Foreign-born: 29% · Canada, China, Jamaica
• Languages at home: 60% English-only · Other Indo-European 20% Spanish 15% French/Haitian/Cajun 1%

Political lean MEDSL · Middlesex

• 2024 margin: Solid D (+39.5) · D 68.5% · R 29.0% · Other 2.5%
• 2008→2024 swing: +9.3pp toward D · 2008: 30.1pp · 2024: 39.5pp
• All cycles: 2024: D+39.5 2020: D+45.2 2016: D+38.1 2012: D+26.9 2008: D+30.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -415.20%
• Current HPI: 269.0905
• Rent YoY: ▲ 1.16%
• Metro: Boston-Cambridge-Newton, MA-NH
• 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

+36.0% since first listed

12 events — show timeline

• 2026-05-14 Contingent — MLS PIN
• 2026-03-20 Listed $199,900 MLS PIN
• 2023-03-27 Sold (MLS) $155,000 MLS PIN
• 2023-02-18 Pending — MLS PIN
• 2023-02-04 Contingent — MLS PIN
• 2023-01-30 Relisted — MLS PIN
• 2023-01-26 Pending — MLS PIN
• 2023-01-12 Contingent — MLS PIN
• 2022-11-01 Listed $155,000 MLS PIN
• 2004-08-16 Sold (MLS) $147,000 MLS PIN
• 2004-07-29 Listing Removed — MLS PIN
• 2004-06-13 Listed $147,000 MLS PIN