420 Starboard Ln · Barnstable Town, MA 02655

$1,995,000

4 bd · 2.5 ba · 2,636 sqft · SingleFamily public records · 13 Days on market

Built 1978 1.68 ac lot

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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 +15.2/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Livability +3.3/5.0
• 1% rule +3.0/10.0
• 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

In Osterville, certain streets make the most of Village living. Starboard Lane, winding along the western shore of the Bumps River, is among the village's most coveted addresses. Known for gracious homes with exceptional privacy on large parcels, the convenience to the heart of Osterville is a huge plus. 420 Starboard Lane captures the Village vibe wonderfully. Set on 1.68 acres, this four-bedroom 2,636 square foot residence offers an exceptional kitchen, generous gathering spaces, may recent updates, and the flexibility that make for easy coastal living. A detached two-car garage with unfinished space above presents intriguing possibilities for expansion. Private. Prestigious. Perfectly located. A rare chance to claim your place in one of Osterville's most sought-after enclaves.Opportunity like this rarely lingers.Please verify all information contained herein.

Key facts

• Recent updates
• Exceptional kitchen
• Exceptional privacy

Tags

• EXCEPTIONAL KITCHEN
• GENEROUS GATHERING SPACES
• RECENT UPDATES
• DETACHED TWO-CAR GARAGE
• UNFINISHED SPACE ABOVE
• EXCEPTIONAL PRIVACY

Property features AI

Finance

• HOA & community: Community offers nearby shopping, golf, house of worship and marina

Exterior

• Parking: Detached garage; 2 garage spaces; 2 covered spaces; 4 open/unpaved off-street parking spaces; Total of 6 parking spaces
• Security: Security system
• Utilities: Public water; Private sewer; Electric connections suitable for electric oven and electric dryer
• Home design: Single family residence; Above-grade finished living area approximately 2,636; Year built (approximate, public records)
• Construction: Frame construction; Concrete perimeter foundation; Shingle roof
• Exterior features: Wood deck; Professional landscaping; Gentle sloping lot; Sound frontage and 1–2 miles to the beach; public beach access nearby; Paved road access

Interior

• Kitchen: Oven; Range; Dishwasher; Refrigerator; Kitchen island; Dining area
• Bedrooms: Master bedroom on the second floor with wood flooring, full bathroom access and an exterior balcony; Bedroom 2 on the second floor with wood flooring and a balcony/deck; Bedroom 3 on the second floor with wood flooring; Bedroom 4 on the second floor with wood flooring
• Flooring: Wood flooring throughout many rooms; Tile flooring in select areas
• Bathrooms: 2 full bathrooms; 1 half bathroom; Master bathroom present
• Heating & cooling: Forced air heating (oil); Central air conditioning
• Interior features: Partial basement with interior entry; Security system; Dining area off the kitchen; Kitchen island; Three fireplaces located in the dining room, living room and master bedroom; Total of 8 rooms
• Laundry & utility: First-floor laundry room (approximately 10x9); Washer hookup; Electric dryer hookup; Water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $2.00M.

Deal economics

• At list price, monthly cash flow is $695 ($8k/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 $1.60M (19.8% below list).
• Recommended offer: $1.60M (19.8% 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: 45 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 $14k of loan paydown is wiped out by about $60k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $897k; list at $2.00M implies a 122% 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 — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,600,000 (19.8% below list)

Questions for the listing agent

1. Built in 1978 — 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. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.80% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.49%
• DSCR: 1.07
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $1,059,672
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
89 Swift Ave	0.56mi	4/2.0	2,674 (+1%)	3mo	$1,075,000	$402	67
162 Starboard Ln	0.46mi	4/3.5	2,710 (+3%)	8mo	$2,210,000	$815	63
81 Falling Leaf Ln	0.67mi	3/2.5 (-1)	2,776 (+5%)	4mo	$1,080,000	$389	52
818 South Main St	0.75mi	3/2.5 (-1)	2,338 (-11%)	1mo	$1,925,000	$823	41
179 Robbins St	0.75mi	4/2.5	2,379 (-10%)	22mo	$1,200,000	$504	30
1118 Bumps Riv	0.66mi	3/3.5 (-1)	2,286 (-13%)	10mo	$775,000	$339	29
6 Scudder Bay Cir	0.59mi	3/3.0 (-1)	2,253 (-14%)	15mo	$690,000	$306	29

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: -14.0%
• Equity multiple: 0.50×
• Total profit: $-279,896
• Equity at exit: $297,461

10-year hold

• IRR: -5.2%
• Equity multiple: 0.66×
• Total profit: $-190,341
• Equity at exit: $172,491

Cash invested: $558,600 (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: 45
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $16,000 medium
• Mortgage (P&I): −$10,462
• Tax from tax record: −$652 /mo · $7,820/yr
• Insurance: −$831
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,360
• Net cashflow: $695

Break-even live

Break-even rent $15,120

Max offer price $1,995,000

Occupancy floor 91%

Sensitivity live

Price	-10% $1,824	-5% $1,260	+0% $695	+5% $130	+10% $-434
Rent	-10% $-569	-5% $63	+0% $695	+5% $1,327	+10% $1,959
Rate	-1.0pp $1,700	-0.5pp $1,202	base $695	+0.5pp $178	+1.0pp $-348

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: $498,750
• Closing costs: $59,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
65 Starboard Ln Osterville, MA	4.0	4.0	3684	$16,000	$4.34	45d	1	0.60mi

Listing history 10 events

1. 2026-06-21
   days on market $1,995,000 Active 13 DOM
2. 2026-06-19
   days on market $1,995,000 Active 11 DOM
3. 2026-06-18
   days on market $1,995,000 Active 10 DOM
4. 2026-06-17
   days on market $1,995,000 Active 9 DOM
5. 2026-06-16
   days on market $1,995,000 Active 8 DOM
6. 2026-06-15
   days on market $1,995,000 Active 7 DOM
7. 2026-06-14
   days on market $1,995,000 Active 5 DOM
8. 2026-06-12
   statusdays on market $1,995,000 Active 4 DOM
9. 2026-06-09
   remarks 693-char remark
10. 2026-06-09
    listed $1,995,000 New 1 DOM

ⓘ 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: $7,820 · $652/mo
• Projected year-2 tax: $16,179 · $1,348/mo
• Expected delta: +$8,359/yr (+$697/mo · 106.9%)

ⓘ 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 4/10 Moderate 7 d/yr ≥88°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $192,000
• − Mortgage interest: −$111,751
• − Property taxes: −$7,820
• − Insurance: −$9,975
• − Repairs & maintenance: −$15,360
• − Management: −$15,360
• − Depreciation: −$58,036
• Taxable loss: −$26,302
• Est. tax savings @ 24.0%: +$6,313
• After-tax cash flow: $14,654/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

+114.7% since first listed

7 events — show timeline

• 2026-06-08 Listed $1,995,000 CCIMLS
• 2026-06-08 Listed $1,995,000 MLS PIN
• 2019-09-04 Listing Removed — CCIMLS
• 2008-02-04 Listed $1,200,000 CCIMLS
• 2004-08-11 Sold (Public Records) $897,000 Public Records
• 2004-08-11 Sold (MLS) $897,000 CCIMLS
• 2004-03-10 Listed $929,000 CCIMLS

Property tax history

-0.1%/yr

Latest (2023): $7,820 · +1.9% YoY. Source: county tax records.