48 Easy St · Taunton, MA 02767

$200,000

2 bd · 1.0 ba · 980 sqft · Manufactured · 33 Days on market

Built 1977 Est $223k · 10% under $631/mo HOA · 26% of rent

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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).

• ARV discount +12.2/15.0
• Cash flow +11.1/30.0
• 1% rule +7.2/10.0
• Schools +4.3/10.0
• Livability +3.8/5.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity to own this spacious, clean and well cared for Marlette single wide mobile home located in the desirable 55+ community at the Pine Hills Estates.This move in ready home offers a bright & spacious living room that opens into a inviting country kitchen with updated cabinets, ample counter space & kitchen island --All appliances included. The 2 bedrooms are both good size with closet space (MB has dbl closet) and custom dresser/desk build ins. There are 2 screened in porch additions as well as a enclosed breezeway, perfect for relaxing, entertaining or extra storage usage. Updates include brand new roof, newer flooring & hot water tank (both aprox 2 yrs old) and Anderson windows. Exterior features include not 1 but 2 sheds as well as a carport in driveway. Beautifully manicured corner lot conveniently located across from the park community center & easy access to major routes, shopping & dining. Park Fees include water/sewer/taxes/road maintenance/trash removal.

Key facts

• Updated heating
• Two-car carport
• Newer hot water tank

Tags

• TWO-CAR CARPORT
• UPDATED HEATING
• NEWER HOT WATER TANK

Property features AI

Finance

• HOA & community: Homeowners association required; Association fee of $631; Senior community; Community offers public transportation access, shopping, park, laundromat, highway access, and house of worship

Exterior

• Parking: 2-car garage; Carport; 2 covered spaces; 2 open/off-street paved spaces; Paved driveway
• Utilities: Public water; 100 amp electric service
• Home design: Mobile home; One-story (entry on first level)
• Construction: Built approximately (year from public records); Slab foundation
• Exterior features: Enclosed, screened porch; Rain gutters; Exterior storage; Corner lot; Private road frontage

Interior

• Kitchen: Kitchen island; Open to the living area; Range; Dishwasher; Refrigerator
• Bedrooms: Master bedroom on the first floor with closet, wall-to-wall carpet, and cable hookup; Second bedroom on the first floor with closet, wall-to-wall carpet, and cable hookup
• Flooring: Wall-to-wall carpet in bedrooms
• Bathrooms: One full bathroom
• Heating & cooling: Propane heating; Central air conditioning
• Interior features: Open floorplan; Screens on windows; 4 total rooms
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $-79 ($-950/yr) — negative.
• To cash-flow at today's rent, offer at most $189k (5.7% below list).
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $189k (5.7% below list) — sets the bar for cash-flow.
• Cap rate 5.8% vs local median 3.0% in Taunton — 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 75/100 on livability (#78 in MA, #4,184 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: schools C-, crime C-, amenities F.
• Bridgewater-Raynham (suburban): math 42% / reading 51% proficiency, ranked #139 of 302 in MA (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: 40 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 760 units permitted in Bristol County in 2024 (142 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y 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 $133k; list at $200k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• Climate carrying-cost: major wind risk, 74% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $188,548 (5.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.22% ✓
• Cap rate: 5.82%
• Cash-on-cash: -1.70%
• DSCR: 0.92
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $223,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
49 Louie Ln	0.10mi	2/1.0	980 (0%)	4mo	$237,000	$242	92
152 Easy St	0.16mi	2/1.0	980 (0%)	6mo	$185,000	$189	87
119 Paul St	0.13mi	2/1.0	980 (0%)	11mo	$259,900	$265	85
51 Tucker Ter	0.16mi	2/1.0	1,019 (+4%)	2mo	$229,000	$225	84
80 Bally Dr	0.07mi	2/2.0	952 (-3%)	6mo	$290,462	$305	83
5 Debby Ln	0.11mi	3/1.0 (+1)	980 (0%)	11mo	$245,000	$250	80
53 Tucker Ter	0.17mi	2/1.0	1,008 (+3%)	10mo	$230,000	$228	79
4 Tucker Ter	0.20mi	2/2.0	1,008 (+3%)	9mo	$201,000	$199	74
61 Tucker Ter	0.21mi	2/2.0	1,036 (+6%)	7mo	$223,000	$215	71
73 Bally Dr	0.13mi	2/1.0	840 (-14%)	8mo	$129,900	$155	64
188 Bumila Dr	0.18mi	2/1.0	840 (-14%)	13mo	$235,000	$280	57
195 Bumila Dr	0.24mi	2/2.0	1,100 (+12%)	14mo	$245,000	$223	53

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: -18.8%
• Equity multiple: 0.34×
• Total profit: $-37,024
• Equity at exit: $29,821

10-year hold

• IRR: -10.8%
• Equity multiple: 0.34×
• Total profit: $-37,005
• Equity at exit: $17,292

Cash invested: $56,000 (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 02767

• Home prices YoY: -22.5%
• Active inventory: 40
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,448 medium
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• HOA: −$631
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $-79

Break-even live

Break-even rent $2,548

Max offer price $188,548

Occupancy floor 98%

Sensitivity live

Price	-10% $59	-5% $-10	+0% $-79	+5% $-148	+10% $-217
Rent	-10% $-273	-5% $-176	+0% $-79	+5% $18	+10% $114
Rate	-1.0pp $22	-0.5pp $-28	base $-79	+0.5pp $-131	+1.0pp $-184

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Meadow Dr Raynham, MA	1.0–3.0	1.0–2.0	2035	$3,000	$1.47	3d	8	0.73mi
517 Judson St Unit 3 Raynham, MA	1.0	1.0	600	$1,950	$3.25	3d	1	0.84mi

HOA detail

• Monthly dues: $631 · $7,572/yr
• Likely covers: watersewertrash

Listing history 23 events

1. 2026-06-21
   days on market $200,000 Active 33 DOM
2. 2026-06-18
   days on market $200,000 Active 30 DOM
3. 2026-06-17
   days on market $200,000 Active 29 DOM
4. 2026-06-16
   days on market $200,000 Active 28 DOM
5. 2026-06-15
   days on market $200,000 Active 27 DOM
6. 2026-06-13
   days on market $200,000 Active 25 DOM
7. 2026-06-09
   days on market $200,000 Active 21 DOM
8. 2026-06-08
   days on market $200,000 Active 20 DOM
9. 2026-06-07
   days on market $200,000 Active 19 DOM
10. 2026-06-03
    days on market $200,000 Active 15 DOM
11. 2026-06-02
    days on market $200,000 Active 14 DOM
12. 2026-06-01
    days on market $200,000 Active 13 DOM
13. 2026-05-31
    days on market $200,000 Active 12 DOM
14. 2026-05-19
    listed $200,000 New
15. 2020-10-23
    historical 1011-char remark

    Show marketing remark (1011 chars)

    Great opportunity to own this spacious, clean and well cared for Marlette single wide mobile home located in the desirable 55+ community at the Pine Hills Estates.This move in ready home offers a bright & spacious living room that opens into a inviting country kitchen with updated cabinets, ample counter space & kitchen island --All appliances included. The 2 bedrooms are both good size with closet space (MB has dbl closet) and custom dresser/desk build ins. There are 2 screened in porch additions as well as a enclosed breezeway, perfect for relaxing, entertaining or extra storage usage. Updates include brand new roof, newer flooring & hot water tank (both aprox 2 yrs old) and Anderson windows. Exterior features include not 1 but 2 sheds as well as a carport in driveway. Beautifully manicured corner lot conveniently located across from the park community center & easy access to major routes, shopping & dining. Park Fees include water/sewer/taxes/road maintenance/trash removal.

16. 2020-10-22
    soldstatus $133,000 Sold 1011-char remark

    Show marketing remark (1011 chars)

    Great opportunity to own this spacious, clean and well cared for Marlette single wide mobile home located in the desirable 55+ community at the Pine Hills Estates.This move in ready home offers a bright & spacious living room that opens into a inviting country kitchen with updated cabinets, ample counter space & kitchen island --All appliances included. The 2 bedrooms are both good size with closet space (MB has dbl closet) and custom dresser/desk build ins. There are 2 screened in porch additions as well as a enclosed breezeway, perfect for relaxing, entertaining or extra storage usage. Updates include brand new roof, newer flooring & hot water tank (both aprox 2 yrs old) and Anderson windows. Exterior features include not 1 but 2 sheds as well as a carport in driveway. Beautifully manicured corner lot conveniently located across from the park community center & easy access to major routes, shopping & dining. Park Fees include water/sewer/taxes/road maintenance/trash removal.

17. 2020-10-21
    status Under Agreement 1011-char remark

    Show marketing remark (1011 chars)

    Great opportunity to own this spacious, clean and well cared for Marlette single wide mobile home located in the desirable 55+ community at the Pine Hills Estates.This move in ready home offers a bright & spacious living room that opens into a inviting country kitchen with updated cabinets, ample counter space & kitchen island --All appliances included. The 2 bedrooms are both good size with closet space (MB has dbl closet) and custom dresser/desk build ins. There are 2 screened in porch additions as well as a enclosed breezeway, perfect for relaxing, entertaining or extra storage usage. Updates include brand new roof, newer flooring & hot water tank (both aprox 2 yrs old) and Anderson windows. Exterior features include not 1 but 2 sheds as well as a carport in driveway. Beautifully manicured corner lot conveniently located across from the park community center & easy access to major routes, shopping & dining. Park Fees include water/sewer/taxes/road maintenance/trash removal.

18. 2020-10-07
    historical Contingent 1011-char remark

    Show marketing remark (1011 chars)

    Great opportunity to own this spacious, clean and well cared for Marlette single wide mobile home located in the desirable 55+ community at the Pine Hills Estates.This move in ready home offers a bright & spacious living room that opens into a inviting country kitchen with updated cabinets, ample counter space & kitchen island --All appliances included. The 2 bedrooms are both good size with closet space (MB has dbl closet) and custom dresser/desk build ins. There are 2 screened in porch additions as well as a enclosed breezeway, perfect for relaxing, entertaining or extra storage usage. Updates include brand new roof, newer flooring & hot water tank (both aprox 2 yrs old) and Anderson windows. Exterior features include not 1 but 2 sheds as well as a carport in driveway. Beautifully manicured corner lot conveniently located across from the park community center & easy access to major routes, shopping & dining. Park Fees include water/sewer/taxes/road maintenance/trash removal.

19. 2020-09-30
    listed $139,900 New 1011-char remark

    Show marketing remark (1011 chars)

    Great opportunity to own this spacious, clean and well cared for Marlette single wide mobile home located in the desirable 55+ community at the Pine Hills Estates.This move in ready home offers a bright & spacious living room that opens into a inviting country kitchen with updated cabinets, ample counter space & kitchen island --All appliances included. The 2 bedrooms are both good size with closet space (MB has dbl closet) and custom dresser/desk build ins. There are 2 screened in porch additions as well as a enclosed breezeway, perfect for relaxing, entertaining or extra storage usage. Updates include brand new roof, newer flooring & hot water tank (both aprox 2 yrs old) and Anderson windows. Exterior features include not 1 but 2 sheds as well as a carport in driveway. Beautifully manicured corner lot conveniently located across from the park community center & easy access to major routes, shopping & dining. Park Fees include water/sewer/taxes/road maintenance/trash removal.

20. 2013-04-08
    soldstatus $55,000 Sold 488-char remark

    Show marketing remark (488 chars)

    Motivated Seller - Great retirement home located on a corner lot in Pinehill Estates (55+ community) with a active community center. Open floor plan, spacious kitchen with lots of cabinet space, breakfast bar, and dining area. Large family room, master bedroom, and second bedroom. Two (2) enclosed 3 season rooms one on front and one on side. Roof, furnace, a/c, hot water heater all updated within last five-ten years. Two storage sheds on property for ample storage. Move in condition

21. 2013-03-20
    historical Under Agreement 488-char remark

    Show marketing remark (488 chars)

    Motivated Seller - Great retirement home located on a corner lot in Pinehill Estates (55+ community) with a active community center. Open floor plan, spacious kitchen with lots of cabinet space, breakfast bar, and dining area. Large family room, master bedroom, and second bedroom. Two (2) enclosed 3 season rooms one on front and one on side. Roof, furnace, a/c, hot water heater all updated within last five-ten years. Two storage sheds on property for ample storage. Move in condition

22. 2013-02-16
    price $59,900 Price Changed 488-char remark

    Show marketing remark (488 chars)

    Motivated Seller - Great retirement home located on a corner lot in Pinehill Estates (55+ community) with a active community center. Open floor plan, spacious kitchen with lots of cabinet space, breakfast bar, and dining area. Large family room, master bedroom, and second bedroom. Two (2) enclosed 3 season rooms one on front and one on side. Roof, furnace, a/c, hot water heater all updated within last five-ten years. Two storage sheds on property for ample storage. Move in condition

23. 2012-12-15
    listed $65,000 New 488-char remark

    Show marketing remark (488 chars)

    Motivated Seller - Great retirement home located on a corner lot in Pinehill Estates (55+ community) with a active community center. Open floor plan, spacious kitchen with lots of cabinet space, breakfast bar, and dining area. Large family room, master bedroom, and second bedroom. Two (2) enclosed 3 season rooms one on front and one on side. Roof, furnace, a/c, hot water heater all updated within last five-ten years. Two storage sheds on property for ample storage. Move in condition

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,377
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,350
• − Management: −$2,350
• − HOA: −$7,572
• − Depreciation: −$5,818
• Taxable loss: −$3,916
• Est. tax savings @ 24.0%: +$940
• After-tax cash flow: $-10/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: Bridgewater-Raynham
• NCES district ID: 2503030
• Math proficiency: 42% ▼ -18.00%
• Reading proficiency: 51% ▼ -9.00%
• Median HH income: $84,759
• Composite: 43.17/100
• National rank: #3068
• State rank: #139 of 302 in MA

Livability — Taunton

• Score: 75/100
• State rank: #78
• US rank: #4184

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 53,461
• Population (ZIP): 15,337

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 (83%)
• Race & ethnicity: White 83% Black 5% Two or more races 5% Hispanic / Latino 2% Asian 2%
• Common ancestry: Russian 12% Lithuanian 7% Romanian 3%
• Foreign-born: 11% · Canada, Vietnam
• Languages at home: 87% English-only · Other Indo-European 6% Spanish 3% Arabic 1%

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: ▼ -96.22%
• Current HPI: 331.9149
• 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

+207.7% since first listed

10 events — show timeline

• 2026-05-19 Listed $200,000 MLS PIN
• 2020-10-23 Listing Removed — MLS PIN
• 2020-10-22 Sold (MLS) $133,000 MLS PIN
• 2020-10-21 Pending — MLS PIN
• 2020-10-07 Contingent — MLS PIN
• 2020-09-30 Listed $139,900 MLS PIN
• 2013-04-08 Sold (MLS) $55,000 MLS PIN
• 2013-03-20 Contingent — MLS PIN
• 2013-02-16 Price Changed $59,900 MLS PIN
• 2012-12-15 Listed $65,000 MLS PIN