36 Catherine Dr · Attleboro, MA 02703

$149,900

3 bd · 1.5 ba · 980 sqft · Manufactured · 5 Days on market

Built 1985 5,000 sqft lot Est $150k · at est. $748/mo HOA · 30% of rent

---

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 +19.7/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• Rent growth +3.8/5.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW STORM DOOR, NEW HOT WATER HEATER, FAMILY PARK, PETS OKAY BUILT IN STORM WINDOWS, WALLPAPERED, DOUBLE SINK, AWNINGS, VAULTED CEILINGS, 25 YEAR GAURENTEED ROOF, SKYLIGHT

Key facts

• Hot water tank
• New furnace
• Kitchen cabinets

Tags

• NEW FURNACE
• HOT WATER TANK
• KITCHEN CABINETS
• COUNTER TOPS

Property features AI

Finance

• Other: Lot on a private road; Community access to public transportation, shopping, parks, medical facilities, highway access, places of worship, and schools
• HOA & community: Homeowners association membership required; Association fee applies

Exterior

• Parking: Two off-street paved parking spaces
• Utilities: Public water; Private sewer; 110-volt electric
• Home design: Modular mobile home; Single-story (all living on first level); Blue exterior
• Construction: Shingle roof; Modular construction
• Exterior features: Covered patio/deck; Covered porch

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Primary bedroom on the first floor; Second bedroom on the first floor; Third bedroom on the first floor
• Bathrooms: One full bathroom on the first floor; One half bathroom on the first floor
• Heating & cooling: Forced-air heating (natural gas); Window air conditioning units
• Interior features: Seven total rooms; All main living areas on the first level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $175 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 7.7% vs local median 3.1% in Attleboro — 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 67/100 on livability (#165 in MA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: amenities F, cost of living F, health & safety F.
• Attleboro (suburban): math 34% / reading 46% proficiency, ranked #194 of 302 in MA (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.3%/yr); 54 active listings in the ZIP; solid renter incomes; 760 units permitted in Bristol County in 2024 (142 in 5+ unit buildings).
• This rent runs 30% of the median local income ($99k/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 $4k 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.
• At projected returns (-3.0% appreciation + 5.3% rent growth), your $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 24y 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 $80k; list at $150k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.
• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.65% ✓
• Cap rate: 7.70%
• Cash-on-cash: 5.01%
• DSCR: 1.22
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $149,940
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
43 Catherine Dr	0.02mi	2/1.0 (-1)	980 (0%)	16mo	$135,000	$138	79
146 Kathleen	0.23mi	3/1.0	1,000 (+2%)	10mo	$105,000	$105	76
107 Shanley Dr	0.17mi	3/1.0	1,080 (+10%)	14mo	$165,000	$153	62
127 Evmar Rd	0.13mi	2/2.0 (-1)	910 (-7%)	17mo	$205,000	$225	61

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 · 5.3% rent growth · sell at horizon

5-year hold

• IRR: -4.1%
• Equity multiple: 0.84×
• Total profit: $-6,754
• Equity at exit: $22,351

10-year hold

• IRR: 9.4%
• Equity multiple: 1.85×
• Total profit: $35,772
• Equity at exit: $12,961

Cash invested: $41,972 (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 02703

• Rents YoY: 5.3%
• Active inventory: 54
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,480 medium
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$748
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $175

Break-even live

Break-even rent $2,258

Max offer price $149,900

Occupancy floor 88%

Sensitivity live

Price	-10% $279	-5% $227	+0% $175	+5% $124	+10% $72
Rent	-10% $-21	-5% $77	+0% $175	+5% $273	+10% $371
Rate	-1.0pp $251	-0.5pp $213	base $175	+0.5pp $137	+1.0pp $97

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $748 · $8,976/yr
• Likely covers: water

Listing history 3 events

1. 2026-06-15
   statusdays on market $149,900 Active 5 DOM
2. 2026-06-13
   remarks 402-char remark
3. 2026-06-13
   listed $149,900 New 3 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 5/10 Major 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $29,761
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$2,381
• − Management: −$2,381
• − HOA: −$8,976
• − Depreciation: −$4,361
• Taxable income: $268
• Est. tax owed @ 24.0%: −$64
• After-tax cash flow: $2,040/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: Attleboro
• NCES district ID: 2502190
• Math proficiency: 34% ▼ -16.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $66,516
• Composite: 36.03/100
• National rank: #4778
• State rank: #194 of 302 in MA

Livability — Attleboro

• Score: 67/100
• State rank: #165
• US rank: #11046

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Attleboro, MA
• County: Bristol County · 342,083 people
• City population: 46,713
• Metro: Providence-Warwick, RI-MA
• Population (ZIP): 46,713
• Household income: $99,152
• Rent vs Own: 33.9% rent · 66.1% own
• Severe rent burden: 1378.0

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% Hispanic / Latino 9% Two or more races 6% Black 6% Asian 5%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Lithuanian 8% Russian 8% Romanian 4%
• Foreign-born: 13% · Canada, China
• Languages at home: 82% English-only · Spanish 6% Other Indo-European 5% French/Haitian/Cajun 3%

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: ▼ -538.30%
• Current HPI: 317.5337
• Rent YoY: ▲ 5.30%
• Metro: Providence-Warwick, RI-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

+76.4% since first listed

7 events — show timeline

• 2026-06-10 Listed $149,900 MLS PIN
• 2003-01-31 Sold (MLS) $80,000 RIS
• 2003-01-31 Sold (MLS) $80,000 MLS PIN
• 2003-01-14 Listing Removed — RIS
• 2003-01-14 Listing Removed — MLS PIN
• 2002-11-25 Listed $85,000 RIS
• 2002-11-25 Listed $85,000 MLS PIN