113 Scituate Rd · Mashpee, MA 02649

$425,000

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 19 Days on market

Built 1973 0.41 ac lot Est $511k · 17% under

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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 +20.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +4.4/10.0
• Schools +3.8/10.0
• 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

Conveniently located 3 bedroom ranch. Roof & solar panels under 2 years old and already seeing benefits of reduced electric cost. Newer front windows, electric panel, well pump, clapboard, dishwasher, stove, fridge and front & side storm doors. Fenced in back yard. Shed with electricity for storage along with full basement.

Key facts

• Full basement
• Fenced in back yard
• Solar panels

Tags

• SOLAR PANELS
• FENCED IN BACK YARD
• SHED WITH ELECTRICITY
• FULL BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $425k.

Deal economics

• At list price, monthly cash flow is $554 ($7k/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 $400k (5.9% below list).
• Recommended offer: $400k (5.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Mashpee (suburban): math 34% / reading 51% proficiency, ranked #183 of 302 in MA (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 140 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $3k of loan paydown is wiped out by about $13k 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 19 days — a 2% lower offer ($419k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y ago; this cycle's ask has dropped $50k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $425k implies a 467% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 80% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $400,000 (5.9% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.94% ✗
• Cap rate: 7.86%
• Cash-on-cash: 5.59%
• DSCR: 1.25
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $511,104
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
113 Scituate Rd	0.00mi	3/1.0	1,056 (0%)	0mo	$415,000	$393	100
544 Cotuit Rd	0.26mi	3/1.5	1,062 (+1%)	1mo	$525,000	$494	84
119 Scituate Rd	0.02mi	2/2.0 (-1)	1,056 (0%)	9mo	$481,500	$456	82
59 Oregon Rd	0.14mi	3/2.5	1,056 (0%)	8mo	$511,000	$484	81
42 Beechwood Dr	0.51mi	3/1.5	1,048 (-1%)	7mo	$500,000	$477	67
11 Warwick Way	0.20mi	3/2.0	960 (-9%)	7mo	$586,000	$610	66
14 Lakewood Dr	0.61mi	3/1.5	1,086 (+3%)	1mo	$557,050	$513	64
7 Warwick Way	0.22mi	3/2.0	960 (-9%)	18mo	$585,000	$609	56
47 Forest Dr	0.47mi	3/1.0	992 (-6%)	20mo	$550,000	$554	51
45 Pequot Rd	0.70mi	3/2.0	1,180 (+12%)	1mo	$550,000	$466	43
92 Timberlane Dr	0.39mi	2/1.0 (-1)	1,200 (+14%)	18mo	$508,000	$423	39
62 Santuit Pond Rd	0.71mi	3/2.0	1,144 (+8%)	16mo	$440,000	$385	36

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: -7.7%
• Equity multiple: 0.72×
• Total profit: $-33,711
• Equity at exit: $63,369

10-year hold

• IRR: 1.8%
• Equity multiple: 1.13×
• Total profit: $15,519
• Equity at exit: $36,746

Cash invested: $119,000 (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 02649

• Home prices YoY: -32.6%
• Active inventory: 140
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $4,000 medium
• Mortgage (P&I): −$2,229
• Tax from tax record: −$200 /mo · $2,399/yr
• Insurance: −$177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$840
• Net cashflow: $554

Break-even live

Break-even rent $3,298

Max offer price $425,000

Occupancy floor 81%

Sensitivity live

Price	-10% $795	-5% $675	+0% $554	+5% $434	+10% $314
Rent	-10% $238	-5% $396	+0% $554	+5% $712	+10% $870
Rate	-1.0pp $768	-0.5pp $662	base $554	+0.5pp $444	+1.0pp $332

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
87 Park Place Way Mashpee, MA	3.0	2.0	1056	$4,000	$3.79	44d	1	1.08mi

Listing history 13 events

1. 2026-06-07
   remarks 341-char remark
2. 2026-06-07
   statusdays on marketlisting id $425,000 Pending 19 DOM
3. 2026-05-05
   status Pending
4. 2026-05-04
   status Under Agreement 336-char remark

   Show marketing remark (336 chars)

   Conveniently located 3 bedroom ranch. Roof & solar panels under 2 years old and already seeing benefits of reduced electric cost. Newer front windows, electric panel, well pump, clapboard, dishwasher, stove, fridge and front & side storm doors. Fenced in back yard. Shed with electricity for storage along with full basement.

5. 2026-04-20
   status Pending/Continue to Show

   Show marketing remark (336 chars)

   Conveniently located 3 bedroom ranch. Roof & solar panels under 2 years old and already seeing benefits of reduced electric cost. Newer front windows, electric panel, well pump, clapboard, dishwasher, stove, fridge and front & side storm doors. Fenced in back yard. Shed with electricity for storage along with full basement.

6. 2026-04-20
   historical Contingent 336-char remark

   Show marketing remark (336 chars)

   Conveniently located 3 bedroom ranch. Roof & solar panels under 2 years old and already seeing benefits of reduced electric cost. Newer front windows, electric panel, well pump, clapboard, dishwasher, stove, fridge and front & side storm doors. Fenced in back yard. Shed with electricity for storage along with full basement.

7. 2026-04-08
   price $425,000 336-char remark

   Show marketing remark (336 chars)

   Conveniently located 3 bedroom ranch. Roof & solar panels under 2 years old and already seeing benefits of reduced electric cost. Newer front windows, electric panel, well pump, clapboard, dishwasher, stove, fridge and front & side storm doors. Fenced in back yard. Shed with electricity for storage along with full basement.

8. 2026-04-08
   price $425,000

   Show marketing remark (336 chars)

   Conveniently located 3 bedroom ranch. Roof & solar panels under 2 years old and already seeing benefits of reduced electric cost. Newer front windows, electric panel, well pump, clapboard, dishwasher, stove, fridge and front & side storm doors. Fenced in back yard. Shed with electricity for storage along with full basement.

9. 2026-04-01
   listed $475,000 Active

   Show marketing remark (336 chars)

   Conveniently located 3 bedroom ranch. Roof & solar panels under 2 years old and already seeing benefits of reduced electric cost. Newer front windows, electric panel, well pump, clapboard, dishwasher, stove, fridge and front & side storm doors. Fenced in back yard. Shed with electricity for storage along with full basement.

10. 2026-04-01
    listed $475,000 New 336-char remark

    Show marketing remark (336 chars)

    Conveniently located 3 bedroom ranch. Roof & solar panels under 2 years old and already seeing benefits of reduced electric cost. Newer front windows, electric panel, well pump, clapboard, dishwasher, stove, fridge and front & side storm doors. Fenced in back yard. Shed with electricity for storage along with full basement.

11. 2019-09-04
    historical
12. 2010-09-22
    listed $184,500
13. 1994-07-28
    soldstatus $75,000

ⓘ 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: $2,399 · $200/mo
• Projected year-2 tax: $3,813 · $318/mo
• Expected delta: +$1,414/yr (+$118/mo · 59.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥90°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $48,000
• − Mortgage interest: −$23,807
• − Property taxes: −$2,399
• − Insurance: −$2,125
• − Repairs & maintenance: −$3,840
• − Management: −$3,840
• − Depreciation: −$12,364
• Taxable loss: −$374
• Est. tax savings @ 24.0%: +$90
• After-tax cash flow: $6,741/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: Mashpee
• NCES district ID: 2507440
• Math proficiency: 34% ▼ -16.00%
• Reading proficiency: 51% ▼ -2.00%
• Median HH income: $65,376
• Composite: 37.97/100
• National rank: #4299
• State rank: #183 of 302 in MA

Livability — Mashpee

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

Census & demographics

• Population (ZIP): 15,234

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 (88%)
• Race & ethnicity: White 88% Two or more races 5% Black 2% Hispanic / Latino 2% Native American 2%
• Common ancestry: Lithuanian 5% Russian 5% Romanian 4%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -159.04%
• Current HPI: 328.8662
• 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

+466.7% since first listed

11 events — show timeline

• 2026-05-05 Pending — CCIMLS
• 2026-05-04 Pending — MLS PIN
• 2026-04-20 Pending — CCIMLS
• 2026-04-20 Contingent — MLS PIN
• 2026-04-08 Price Changed $425,000 MLS PIN
• 2026-04-08 Price Changed $425,000 CCIMLS
• 2026-04-01 Listed $475,000 MLS PIN
• 2026-04-01 Listed $475,000 CCIMLS
• 2019-09-04 Listing Removed — CCIMLS
• 2010-09-22 Listed $184,500 CCIMLS
• 1994-07-28 Sold (Public Records) $75,000 Public Records

Property tax history

+3.3%/yr

Latest (2023): $2,399 · +4.5% YoY. Source: county tax records.