8 Brigantine Ave · Barnstable Town, MA 02655

$589,000

2 bd · 1.5 ba · 1,060 sqft · SingleFamily public records · 27 Days on market

Built 1981 0.62 ac lot Est $587k · at est.

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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 +15.0/30.0
• ARV discount +7.4/15.0
• DSCR +4.6/10.0
• Livability +3.3/5.0
• 1% rule +3.2/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Terrific home in move in condition! Whether year round or summer home, this location is very convenient. Lovingly maintained, the roof, gas heating, water tank, windows, doors and appliances are all under 4 years old. Wood burning fireplace in spacious living room. Kitchen is open to family room for entertaining. Huge unfinished basement terrific for workshop or future expansion. If your looking for a relaxing, easy care property, don't miss this one!

Key facts

• Spacious yard
• Practical layout
• One-floor living

Tags

• ONE-FLOOR LIVING
• SPACIOUS YARD
• PRACTICAL LAYOUT
• CONVENIENT LOCATION
• SOLID UPKEEP

Property features AI

Exterior

• Parking: Open parking available; Attached garage with 1 garage space
• Utilities: Photovoltaic system (third‑party owned) for electric; Septic tank sewer
• Home design: Single family residence; Approximate condition
• Construction: Built in 1981; Clapboard and shingle siding; Asphalt pitched roof; Concrete perimeter poured foundation
• Exterior features: Garden; Partial fencing (fenced); Convenient to shopping; Public paved road frontage

Interior

• Kitchen: Kitchen on the first floor; Dishwasher; Electric range; Microwave
• Bedrooms: Master bedroom on the first floor; Second bedroom on the first floor; Total of 4 rooms
• Flooring: Hardwood; Tile
• Bathrooms: One full bathroom; One half bathroom; Private half bath in master
• Heating & cooling: Hot water heating; Cooling present
• Interior features: Hardwood and tile flooring; Deck and porch; Full basement
• Laundry & utility: Electric dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $589k.

Deal economics

• At list price, monthly cash flow is $182 ($2k/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 $481k (18.3% below list).
• Recommended offer: $481k (18.3% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.1% in Barnstable Town — 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 (#169 in MA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A-, commute B+; Watch: amenities F, cost of living F, health & safety D-.
• Barnstable (urban): math 25% / reading 42% proficiency, ranked #237 of 302 in MA (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: West Villages Elementary School (math 37% / reading 62%, grade D, #330 of 938 statewide, top 38%, 401 students, 0% FRL); Barnstable Intermediate School (math 22% / reading 35%, grade F, #214 of 305 statewide, top 70%, 651 students, 0% FRL); Barnstable High (math 28% / reading 49%, grade F, #233 of 343 statewide, top 69%, 1,763 students, 0% FRL) — zoned schools average 0% FRL vs 31% district-wide (31 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 46 active listings in the ZIP; 657 units permitted in Barnstable County in 2024 (178 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $18k 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 27 days — a 2% lower offer ($580k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y 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 $272k; list at $589k implies a 117% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $481,310 (18.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.82% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.32%
• DSCR: 1.06
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $587,240
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35 Sharon Cir	0.36mi	3/2.0 (+1)	1,200 (+13%)	9mo	$665,000	$554	47
19 Cesars Way	0.24mi	3/2.0 (+1)	1,204 (+14%)	16mo	$575,000	$478	46
268 Bumps Riv	0.70mi	2/1.0	1,179 (+11%)	6mo	$575,000	$488	42
54 Jason's Ln	0.57mi	2/1.0	936 (-12%)	14mo	$600,000	$641	41

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: -14.2%
• Equity multiple: 0.49×
• Total profit: $-84,083
• Equity at exit: $87,822

10-year hold

• IRR: -5.5%
• Equity multiple: 0.64×
• Total profit: $-59,155
• Equity at exit: $50,926

Cash invested: $164,920 (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 02655

• Home prices YoY: -28.7%
• Active inventory: 46
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $4,813 medium
• Mortgage (P&I): −$3,089
• Tax from tax record: −$287 /mo · $3,439/yr
• Insurance: −$245
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,011
• Net cashflow: $182

Break-even live

Break-even rent $4,583

Max offer price $589,000

Occupancy floor 91%

Sensitivity live

Price	-10% $515	-5% $348	+0% $182	+5% $15	+10% $-152
Rent	-10% $-199	-5% $-9	+0% $182	+5% $372	+10% $562
Rate	-1.0pp $478	-0.5pp $331	base $182	+0.5pp $29	+1.0pp $-126

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: $147,250
• Closing costs: $17,670
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-22
   days on market $589,000 Active 27 DOM
2. 2026-06-21
   days on market $589,000 Active 26 DOM
3. 2026-06-19
   days on market $589,000 Active 24 DOM
4. 2026-06-18
   days on market $589,000 Active 23 DOM
5. 2026-06-17
   days on market $589,000 Active 22 DOM
6. 2026-06-16
   days on market $589,000 Active 21 DOM
7. 2026-06-15
   days on market $589,000 Active 20 DOM
8. 2026-06-14
   days on market $589,000 Active 18 DOM
9. 2026-06-12
   days on market $589,000 Active 17 DOM
10. 2026-06-09
    days on market $589,000 Active 14 DOM
11. 2026-06-08
    days on market $589,000 Active 13 DOM
12. 2026-06-07
    days on market $589,000 Active 12 DOM
13. 2026-06-07
    days on market $589,000 Active 11 DOM
14. 2026-06-04
    days on market $589,000 Active 8 DOM
15. 2026-06-02
    days on market $589,000 Active 7 DOM
16. 2026-06-01
    days on market $589,000 Active 6 DOM
17. 2026-05-31
    days on market $589,000 Active 5 DOM
18. 2026-05-31
    statusdays on market $589,000 Active 4 DOM
19. 2026-05-22
    listed $589,000 Active
20. 2017-03-03
    status Pending 455-char remark

    Show marketing remark (455 chars)

    Terrific home in move in condition! Whether year round or summer home, this location is very convenient. Lovingly maintained, the roof, gas heating, water tank, windows, doors and appliances are all under 4 years old. Wood burning fireplace in spacious living room. Kitchen is open to family room for entertaining. Huge unfinished basement terrific for workshop or future expansion. If your looking for a relaxing, easy care property, don't miss this one!

21. 2016-08-21
    status Under Contract 455-char remark

    Show marketing remark (455 chars)

    Terrific home in move in condition! Whether year round or summer home, this location is very convenient. Lovingly maintained, the roof, gas heating, water tank, windows, doors and appliances are all under 4 years old. Wood burning fireplace in spacious living room. Kitchen is open to family room for entertaining. Huge unfinished basement terrific for workshop or future expansion. If your looking for a relaxing, easy care property, don't miss this one!

22. 2016-06-17
    soldstatus $272,000 Closed 455-char remark

    Show marketing remark (455 chars)

    Terrific home in move in condition! Whether year round or summer home, this location is very convenient. Lovingly maintained, the roof, gas heating, water tank, windows, doors and appliances are all under 4 years old. Wood burning fireplace in spacious living room. Kitchen is open to family room for entertaining. Huge unfinished basement terrific for workshop or future expansion. If your looking for a relaxing, easy care property, don't miss this one!

23. 2016-05-01
    historical 455-char remark

    Show marketing remark (455 chars)

    Terrific home in move in condition! Whether year round or summer home, this location is very convenient. Lovingly maintained, the roof, gas heating, water tank, windows, doors and appliances are all under 4 years old. Wood burning fireplace in spacious living room. Kitchen is open to family room for entertaining. Huge unfinished basement terrific for workshop or future expansion. If your looking for a relaxing, easy care property, don't miss this one!

24. 2016-04-22
    price $288,500 455-char remark

    Show marketing remark (455 chars)

    Terrific home in move in condition! Whether year round or summer home, this location is very convenient. Lovingly maintained, the roof, gas heating, water tank, windows, doors and appliances are all under 4 years old. Wood burning fireplace in spacious living room. Kitchen is open to family room for entertaining. Huge unfinished basement terrific for workshop or future expansion. If your looking for a relaxing, easy care property, don't miss this one!

25. 2016-04-08
    price $289,900 455-char remark

    Show marketing remark (455 chars)

    Terrific home in move in condition! Whether year round or summer home, this location is very convenient. Lovingly maintained, the roof, gas heating, water tank, windows, doors and appliances are all under 4 years old. Wood burning fireplace in spacious living room. Kitchen is open to family room for entertaining. Huge unfinished basement terrific for workshop or future expansion. If your looking for a relaxing, easy care property, don't miss this one!

26. 2016-03-17
    listed $299,500 Active 455-char remark

    Show marketing remark (455 chars)

    Terrific home in move in condition! Whether year round or summer home, this location is very convenient. Lovingly maintained, the roof, gas heating, water tank, windows, doors and appliances are all under 4 years old. Wood burning fireplace in spacious living room. Kitchen is open to family room for entertaining. Huge unfinished basement terrific for workshop or future expansion. If your looking for a relaxing, easy care property, don't miss this one!

27. 2012-03-01
    soldstatus $190,000 314-char remark

    Show marketing remark (314 chars)

    Enter this home from the screened in Farmer's Porch. Expansion possibilities with walkout lower level. Interior freshly painted. Livingroom has wood burning fireplace. New Berber carpet in Familyroom. Tile floors in bathrooms. Convenient location. Buyers and/or their agents to verify measurements & town info.

28. 2012-03-01
    soldstatus $190,000

    Show marketing remark (314 chars)

    Enter this home from the screened in Farmer's Porch. Expansion possibilities with walkout lower level. Interior freshly painted. Livingroom has wood burning fireplace. New Berber carpet in Familyroom. Tile floors in bathrooms. Convenient location. Buyers and/or their agents to verify measurements & town info.

29. 2012-03-01
    soldstatus $190,000

    Show marketing remark (314 chars)

    Enter this home from the screened in Farmer's Porch. Expansion possibilities with walkout lower level. Interior freshly painted. Livingroom has wood burning fireplace. New Berber carpet in Familyroom. Tile floors in bathrooms. Convenient location. Buyers and/or their agents to verify measurements & town info.

30. 2012-02-07
    historical 314-char remark

    Show marketing remark (314 chars)

    Enter this home from the screened in Farmer's Porch. Expansion possibilities with walkout lower level. Interior freshly painted. Livingroom has wood burning fireplace. New Berber carpet in Familyroom. Tile floors in bathrooms. Convenient location. Buyers and/or their agents to verify measurements & town info.

31. 2011-08-01
    listed $199,900 314-char remark

    Show marketing remark (314 chars)

    Enter this home from the screened in Farmer's Porch. Expansion possibilities with walkout lower level. Interior freshly painted. Livingroom has wood burning fireplace. New Berber carpet in Familyroom. Tile floors in bathrooms. Convenient location. Buyers and/or their agents to verify measurements & town info.

32. 2011-07-25
    listed $199,900

ⓘ 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: $3,439 · $287/mo
• Projected year-2 tax: $5,342 · $445/mo
• Expected delta: +$1,903/yr (+$159/mo · 55.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥90°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $57,757
• − Mortgage interest: −$32,993
• − Property taxes: −$3,439
• − Insurance: −$2,945
• − Repairs & maintenance: −$4,621
• − Management: −$4,621
• − Depreciation: −$17,135
• Taxable loss: −$7,996
• Est. tax savings @ 24.0%: +$1,919
• After-tax cash flow: $4,098/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: Barnstable
• NCES district ID: 2502310
• Math proficiency: 25% ▼ -20.00%
• Reading proficiency: 42% ▼ -9.00%
• Median HH income: $61,692
• Composite: 30.16/100
• National rank: #6322
• State rank: #237 of 302 in MA

Livability — Barnstable Town

• Score: 66/100
• State rank: #169
• US rank: #11289

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Barnstable Town, MA
• City population: 48,715
• Population (ZIP): 3,535

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 7% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Hispanic 7% Lithuanian 4% Estonian 2%
• Foreign-born: 12% · Canada
• Languages at home: 89% English-only · Other Indo-European 7% French/Haitian/Cajun 2% Spanish 1%

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: ▼ -140.26%
• Current HPI: 348.3705
• 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

+194.6% since first listed

14 events — show timeline

• 2026-05-22 Listed $589,000 CCIMLS
• 2017-03-03 Pending — CCIMLS
• 2016-08-21 Pending — CCIMLS
• 2016-06-17 Sold (MLS) $272,000 CCIMLS
• 2016-05-01 Listing Removed — CCIMLS
• 2016-04-22 Price Changed $288,500 CCIMLS
• 2016-04-08 Price Changed $289,900 CCIMLS
• 2016-03-17 Listed $299,500 CCIMLS
• 2012-03-01 Sold (Public Records) $190,000 Public Records
• 2012-03-01 Sold (MLS) $190,000 CCIMLS
• 2012-03-01 Sold (MLS) $190,000 MLS PIN
• 2012-02-07 Listing Removed — MLS PIN
• 2011-08-01 Listed $199,900 MLS PIN
• 2011-07-25 Listed $199,900 CCIMLS

Property tax history

+2.9%/yr

Latest (2023): $3,439 · +5.2% YoY. Source: county tax records.