131 Washington St #32 · Foxborough, MA 02760

$129,900

1 bd · 1.0 ba · 600 sqft · Manufactured · 71 Days on market

Built 1965 Good condition Est $90k · 44% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Schools +4.9/10.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This well-maintained manufactured home is located in the desirable 55+ resident-owned community of Crossroads Village Association, just 1.5 miles from Gillette Stadium and Patriot Place.The home features numerous updates, including newer appliances, some updated windows, a refreshed kitchen with updated countertops, and a renovated bath with a step-in shower and granite-topped vanity. Newer flooring and wall finishes run throughout, creating a clean and modern feel. Exterior plumbing was upgraded in 2021 for added peace of mind. Enjoy the outdoor space with a yard that includes a shed for extra storage and an enclosed patio area—perfect for relaxing.Don’t let the size fool you—this home offers a spacious bedroom and a comfortable living area.Buyer must fill out a membership application and be approved for membership. A $100 refundable membership fee is due after closing. HOA fee includes - water, taxes, rubbish pick up, common street plowing and common area maintenance.

Key facts

• Updated appliances
• Updated windows
• Renovated bath

Tags

• UPDATED APPLIANCES
• UPDATED WINDOWS
• REFRESHED KITCHEN
• UPDATED COUNTERTOPS
• RENOVATED BATH
• STEP IN SHOWER

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $130k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $628 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.1% vs local median 3.1% in Foxborough — 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 (#164 in MA) — a middle-class / working-renter tenant base. Strengths: employment A, schools A-, crime B+; Watch: amenities F, commute F, cost of living F.
• Foxborough (suburban): math 49% / reading 57% proficiency, ranked #91 of 302 in MA (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 13% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+2.9%/yr); 37 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 958 units permitted in Norfolk County in 2024 (305 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Norfolk County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 2.9% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 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 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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?
6. 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.
7. 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.
8. 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: 1.49% ✓
• Cap rate: 12.09%
• Cash-on-cash: 20.72%
• DSCR: 1.92
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $90,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
131 Washington St #36	0.00mi	1/1.0	600 (0%)	22mo	$90,000	$150	82

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 · 2.88% rent growth · sell at horizon

5-year hold

• IRR: 13.0%
• Equity multiple: 1.52×
• Total profit: $18,748
• Equity at exit: $19,369

10-year hold

• IRR: 21.7%
• Equity multiple: 2.84×
• Total profit: $66,997
• Equity at exit: $11,231

Cash invested: $36,372 (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 02760

• Rents YoY: 2.9%
• Active inventory: 37
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,931 medium
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $628

Break-even live

Break-even rent $1,136

Max offer price $129,900

Occupancy floor 62%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18 Pierce St Foxboro, MA	2.0	1.0	750	$2,300	$3.07	19d	1	0.25mi

Listing history 24 events

1. 2026-06-18
   days on market $129,900 Active 71 DOM
2. 2026-06-17
   days on market $129,900 Active 70 DOM
3. 2026-06-16
   days on market $129,900 Active 69 DOM
4. 2026-06-15
   days on market $129,900 Active 68 DOM
5. 2026-06-13
   days on market $129,900 Active 66 DOM
6. 2026-06-09
   days on market $129,900 Active 62 DOM
7. 2026-06-08
   days on market $129,900 Active 61 DOM
8. 2026-06-07
   days on market $129,900 Active 60 DOM
9. 2026-06-04
   days on market $129,900 Active 57 DOM
10. 2026-06-03
    days on market $129,900 Active 56 DOM
11. 2026-06-02
    days on market $129,900 Active 55 DOM
12. 2026-06-01
    days on market $129,900 Active 54 DOM
13. 2026-05-31
    days on market $129,900 Active 53 DOM
14. 2026-05-11
    price $129,900 1002-char remark

    Show marketing remark (1002 chars)

    This well-maintained manufactured home is located in the desirable 55+ resident-owned community of Crossroads Village Association, just 1.5 miles from Gillette Stadium and Patriot Place.The home features numerous updates, including newer appliances, some updated windows, a refreshed kitchen with updated countertops, and a renovated bath with a step-in shower and granite-topped vanity. Newer flooring and wall finishes run throughout, creating a clean and modern feel. Exterior plumbing was upgraded in 2021 for added peace of mind. Enjoy the outdoor space with a yard that includes a shed for extra storage and an enclosed patio area—perfect for relaxing.Don’t let the size fool you—this home offers a spacious bedroom and a comfortable living area.Buyer must fill out a membership application and be approved for membership. A $100 refundable membership fee is due after closing. HOA fee includes - water, taxes, rubbish pick up, common street plowing and common area maintenance.

15. 2026-04-19
    price $135,000 1002-char remark

    Show marketing remark (1002 chars)

    This well-maintained manufactured home is located in the desirable 55+ resident-owned community of Crossroads Village Association, just 1.5 miles from Gillette Stadium and Patriot Place.The home features numerous updates, including newer appliances, some updated windows, a refreshed kitchen with updated countertops, and a renovated bath with a step-in shower and granite-topped vanity. Newer flooring and wall finishes run throughout, creating a clean and modern feel. Exterior plumbing was upgraded in 2021 for added peace of mind. Enjoy the outdoor space with a yard that includes a shed for extra storage and an enclosed patio area—perfect for relaxing.Don’t let the size fool you—this home offers a spacious bedroom and a comfortable living area.Buyer must fill out a membership application and be approved for membership. A $100 refundable membership fee is due after closing. HOA fee includes - water, taxes, rubbish pick up, common street plowing and common area maintenance.

16. 2026-04-08
    listed $150,000 New 1002-char remark

    Show marketing remark (1002 chars)

    This well-maintained manufactured home is located in the desirable 55+ resident-owned community of Crossroads Village Association, just 1.5 miles from Gillette Stadium and Patriot Place.The home features numerous updates, including newer appliances, some updated windows, a refreshed kitchen with updated countertops, and a renovated bath with a step-in shower and granite-topped vanity. Newer flooring and wall finishes run throughout, creating a clean and modern feel. Exterior plumbing was upgraded in 2021 for added peace of mind. Enjoy the outdoor space with a yard that includes a shed for extra storage and an enclosed patio area—perfect for relaxing.Don’t let the size fool you—this home offers a spacious bedroom and a comfortable living area.Buyer must fill out a membership application and be approved for membership. A $100 refundable membership fee is due after closing. HOA fee includes - water, taxes, rubbish pick up, common street plowing and common area maintenance.

17. 2023-08-25
    soldstatus $90,000 Sold 603-char remark

    Show marketing remark (603 chars)

    This well-kept manufactured home is located just 1.5 miles from Gillette Stadium in an over 55 plus Community. Home boasts newer appliances, windows and kitchen counters, bath with step in shower and granite topped vanity, newer flooring and walls throughout. Plumbing from exterior upgraded in 2021. Furnace, roof, skirt, all in good shape. New efficiency washer and dryer and window air conditioner to stay. Yard includes shed and enclosed patio area for outdoor relaxing. Monthly Park fee of $536 includes taxes, water, septic, snow and trash removal. Park approval needed. Don’t miss this one!

18. 2023-08-18
    status Under Agreement 603-char remark

    Show marketing remark (603 chars)

    This well-kept manufactured home is located just 1.5 miles from Gillette Stadium in an over 55 plus Community. Home boasts newer appliances, windows and kitchen counters, bath with step in shower and granite topped vanity, newer flooring and walls throughout. Plumbing from exterior upgraded in 2021. Furnace, roof, skirt, all in good shape. New efficiency washer and dryer and window air conditioner to stay. Yard includes shed and enclosed patio area for outdoor relaxing. Monthly Park fee of $536 includes taxes, water, septic, snow and trash removal. Park approval needed. Don’t miss this one!

19. 2023-08-09
    historical Contingent 603-char remark

    Show marketing remark (603 chars)

    This well-kept manufactured home is located just 1.5 miles from Gillette Stadium in an over 55 plus Community. Home boasts newer appliances, windows and kitchen counters, bath with step in shower and granite topped vanity, newer flooring and walls throughout. Plumbing from exterior upgraded in 2021. Furnace, roof, skirt, all in good shape. New efficiency washer and dryer and window air conditioner to stay. Yard includes shed and enclosed patio area for outdoor relaxing. Monthly Park fee of $536 includes taxes, water, septic, snow and trash removal. Park approval needed. Don’t miss this one!

20. 2023-08-03
    listed $84,999 New 603-char remark

    Show marketing remark (603 chars)

    This well-kept manufactured home is located just 1.5 miles from Gillette Stadium in an over 55 plus Community. Home boasts newer appliances, windows and kitchen counters, bath with step in shower and granite topped vanity, newer flooring and walls throughout. Plumbing from exterior upgraded in 2021. Furnace, roof, skirt, all in good shape. New efficiency washer and dryer and window air conditioner to stay. Yard includes shed and enclosed patio area for outdoor relaxing. Monthly Park fee of $536 includes taxes, water, septic, snow and trash removal. Park approval needed. Don’t miss this one!

21. 2021-11-19
    soldstatus $75,000 Sold
22. 2021-10-20
    status Under Agreement
23. 2021-10-06
    historical Contingent
24. 2021-08-02
    listed $80,000 New

ⓘ 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

• 🌡 Heat 5/10 Major
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,176
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,854
• − Management: −$1,854
• − Depreciation: −$3,779
• Taxable income: $5,815
• Est. tax owed @ 24.0%: −$1,395
• After-tax cash flow: $6,141/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This well-maintained manufactured home in Crossroads Village Association offers updated interiors and a good exterior, making it a solid investment.

Value-add opportunities

• Both Paint exterior siding — Fresh paint enhances curb appeal and value
• Both Replace old windows — Newer windows improve energy efficiency and appearance
• Both Upgrade HVAC system — Modern HVAC system improves comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Fresh paint enhances curb appeal and value ↑
• Both Replace old windows — Newer windows improve energy efficiency and appearance ↑
• Both Upgrade HVAC system — Modern HVAC system improves comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Foxborough
• NCES district ID: 2504950
• Math proficiency: 49% ▼ -17.00%
• Reading proficiency: 57% ▼ -1.00%
• Median HH income: $91,142
• Composite: 49.18/100
• National rank: #2042
• State rank: #91 of 302 in MA

Livability — Foxborough

• Score: 67/100
• State rank: #164
• US rank: #11021

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Bristol County · 342,083 people
• City population: 18,615
• Metro: Providence-Warwick, RI-MA
• Population (ZIP): 29,177
• Household income: $112,027
• Rent vs Own: 27.4% rent · 72.6% own
• Severe rent burden: 681.0

Population outlook (Norfolk County) Hauer SSP2

• Today (2025): 737,259 people
• By 2030: 755,213 · +2.4%
• By 2040: 786,961 · +6.7%
• By 2050: 813,019 · +10.3%
• By 2075: 861,214 · +16.8%
• By 2100: 845,063 · +14.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Asian 6% Two or more races 5% Hispanic / Latino 4% Black 2%
• Common ancestry: Lithuanian 9% Romanian 6% Russian 5%
• Foreign-born: 9% · Canada, China
• Languages at home: 89% English-only · Other Indo-European 4% Spanish 3% Other Asian/Pacific 2%

Political lean MEDSL · Norfolk

• 2024 margin: Strong D (+28.8) · D 63.3% · R 34.6% · Other 2.1%
• 2008→2024 swing: +10.2pp toward D · 2008: 18.5pp · 2024: 28.8pp
• All cycles: 2024: D+28.8 2020: D+36.3 2016: D+27.9 2012: D+16.1 2008: D+18.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -575.93%
• Current HPI: 302.0435
• Rent YoY: ▲ 2.88%
• 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

+62.4% since first listed

11 events — show timeline

• 2026-05-11 Price Changed $129,900 MLS PIN
• 2026-04-19 Price Changed $135,000 MLS PIN
• 2026-04-08 Listed $150,000 MLS PIN
• 2023-08-25 Sold (MLS) $90,000 MLS PIN
• 2023-08-18 Pending — MLS PIN
• 2023-08-09 Contingent — MLS PIN
• 2023-08-03 Listed $84,999 MLS PIN
• 2021-11-19 Sold (MLS) $75,000 MLS PIN
• 2021-10-20 Pending — MLS PIN
• 2021-10-06 Contingent — MLS PIN
• 2021-08-02 Listed $80,000 MLS PIN