131 Washington St #51 · Foxborough, MA 02035

$92,000

2 bd · 1.0 ba · 720 sqft · Manufactured · 64 Days on market

Built 1965 Est $154k · 40% under $667/mo HOA · 27% of rent

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Crossroads Village, a 55+ resident-owned community conveniently located in Foxboro. This well maintained home offers two bedrooms and a newer bathroom. Windows and roof replaced in 2004 - vinyl siding with insulation added in 2005. Kitchen features a gas range. The backup built-in propane heater is a perfect feature should the power go out. This home has one neighbor and great privacy. Quiet and cozy. A wonderful three season porch 23 x 8 has storm windows and screens for summer nights. Buyer must fill out a membership application and be approved for membership. A $100 refundable membership fee is due after closing. Lo fee includes - water, taxes, rubbish pick up, common street plowing and common area maintenance.

Key facts

• Newer bathroom
• Three season porch
• Gas range

Tags

• NEWER BATHROOM
• VINYL SIDING WITH INSULATION
• GAS RANGE
• BACKUP BUILT IN PROPANE HEATER
• THREE SEASON PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $92k.

Deal economics

• At list price, monthly cash flow is $633 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $92k).
• Recommended offer: $86k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.5% 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: 25 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 $636 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $26k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $13k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $21k; list at $92k implies a 338% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.
• 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 $86,480 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 2.66% ✓
• Cap rate: 14.54%
• Cash-on-cash: 29.47%
• DSCR: 2.31
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $154,080
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
131 Washington St #11	0.00mi	2/1.0	700 (-3%)	15mo	$150,000	$214	83

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: 24.2%
• Equity multiple: 2.00×
• Total profit: $25,827
• Equity at exit: $13,717

10-year hold

• IRR: 32.3%
• Equity multiple: 3.96×
• Total profit: $76,183
• Equity at exit: $7,954

Cash invested: $25,760 (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 02035

• Active inventory: 25
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $2,450 medium
• Mortgage (P&I): −$482
• Tax est. 1.5%: −$115 /mo · $1,380/yr
• Insurance: −$38
• HOA: −$667
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $633

Break-even live

Break-even rent $1,649

Max offer price $92,000

Occupancy floor 69%

Sensitivity live

Price	-10% $696	-5% $664	+0% $633	+5% $601	+10% $569
Rent	-10% $439	-5% $536	+0% $633	+5% $729	+10% $826
Rate	-1.0pp $679	-0.5pp $656	base $633	+0.5pp $609	+1.0pp $584

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: $23,000
• Closing costs: $2,760
• 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

HOA detail

• Monthly dues: $667 · $8,004/yr
• Likely covers: watergas

Listing history 19 events

1. 2026-06-18
   days on market $92,000 Active 64 DOM
2. 2026-06-17
   days on market $92,000 Active 63 DOM
3. 2026-06-16
   days on market $92,000 Active 62 DOM
4. 2026-06-15
   days on market $92,000 Active 61 DOM
5. 2026-06-13
   statusdays on market $92,000 Active 59 DOM
6. 2026-06-10
   pricestatus $92,000 Price Changed 55 DOM
7. 2026-06-09
   days on market $96,000 Active 55 DOM
8. 2026-06-08
   days on market $96,000 Active 54 DOM
9. 2026-06-07
   days on market $96,000 Active 53 DOM
10. 2026-06-04
    days on market $96,000 Active 50 DOM
11. 2026-06-03
    days on market $96,000 Active 49 DOM
12. 2026-06-02
    days on market $96,000 Active 48 DOM
13. 2026-06-01
    days on market $96,000 Active 47 DOM
14. 2026-05-31
    days on market $96,000 Active 46 DOM
15. 2026-05-11
    price $99,000 742-char remark

    Show marketing remark (742 chars)

    Welcome to Crossroads Village, a 55+ resident-owned community conveniently located in Foxboro. This well maintained home offers two bedrooms and a newer bathroom. Windows and roof replaced in 2004 - vinyl siding with insulation added in 2005. Kitchen features a gas range. The backup built-in propane heater is a perfect feature should the power go out. This home has one neighbor and great privacy. Quiet and cozy. A wonderful three season porch 23 x 8 has storm windows and screens for summer nights. Buyer must fill out a membership application and be approved for membership. A $100 refundable membership fee is due after closing. Lo fee includes - water, taxes, rubbish pick up, common street plowing and common area maintenance.

16. 2026-04-15
    listed $105,000 New 742-char remark

    Show marketing remark (742 chars)

    Welcome to Crossroads Village, a 55+ resident-owned community conveniently located in Foxboro. This well maintained home offers two bedrooms and a newer bathroom. Windows and roof replaced in 2004 - vinyl siding with insulation added in 2005. Kitchen features a gas range. The backup built-in propane heater is a perfect feature should the power go out. This home has one neighbor and great privacy. Quiet and cozy. A wonderful three season porch 23 x 8 has storm windows and screens for summer nights. Buyer must fill out a membership application and be approved for membership. A $100 refundable membership fee is due after closing. Lo fee includes - water, taxes, rubbish pick up, common street plowing and common area maintenance.

17. 2013-11-18
    soldstatus $21,000 Sold 568-char remark

    Show marketing remark (568 chars)

    Well maintained mobile home in Norfolk Mobile Home Park ( 55+) The windows and roof were replaced in 2004. Vinyl siding with insulation added in 2005. Central air and Elec. hot water tank in 2007. Bathroom was completely remodeled in 2009. Home also has a back up propane heater should the power go out. This unit has only one neighbor. Quiet and homey describes this well kept home. A three season porch (23x8) with storm windows and screens. Conveniently located near shopping, highway access and more. Fee's include trash and snow removal. Water/Sewer are separate.

18. 2013-10-12
    historical Contingent 568-char remark

    Show marketing remark (568 chars)

    Well maintained mobile home in Norfolk Mobile Home Park ( 55+) The windows and roof were replaced in 2004. Vinyl siding with insulation added in 2005. Central air and Elec. hot water tank in 2007. Bathroom was completely remodeled in 2009. Home also has a back up propane heater should the power go out. This unit has only one neighbor. Quiet and homey describes this well kept home. A three season porch (23x8) with storm windows and screens. Conveniently located near shopping, highway access and more. Fee's include trash and snow removal. Water/Sewer are separate.

19. 2013-10-05
    listed $21,500 New 568-char remark

    Show marketing remark (568 chars)

    Well maintained mobile home in Norfolk Mobile Home Park ( 55+) The windows and roof were replaced in 2004. Vinyl siding with insulation added in 2005. Central air and Elec. hot water tank in 2007. Bathroom was completely remodeled in 2009. Home also has a back up propane heater should the power go out. This unit has only one neighbor. Quiet and homey describes this well kept home. A three season porch (23x8) with storm windows and screens. Conveniently located near shopping, highway access and more. Fee's include trash and snow removal. Water/Sewer are separate.

ⓘ 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: $29,398
• − Mortgage interest: −$5,153
• − Property taxes: −$1,380
• − Insurance: −$460
• − Repairs & maintenance: −$2,352
• − Management: −$2,352
• − HOA: −$8,004
• − Depreciation: −$2,676
• Taxable income: $7,020
• Est. tax owed @ 24.0%: −$1,685
• After-tax cash flow: $5,906/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: 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: Norfolk County · 644,082 people
• City population: 18,615
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 18,615
• Household income: $115,833
• Rent vs Own: 26.3% rent · 73.7% own
• Severe rent burden: 537.0

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 (77%)
• Race & ethnicity: White 77% Two or more races 7% Black 7% Asian 7% Hispanic / Latino 4%
• Common ancestry: Romanian 3% Lithuanian 3% Russian 2%
• Foreign-born: 10% · Canada, Vietnam, China
• Languages at home: 84% English-only · Other Indo-European 3% French/Haitian/Cajun 3% Vietnamese 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: ▼ -302.51%
• Current HPI: 266.8607
• Rent YoY: —
• Metro: Boston-Cambridge-Newton, MA-NH
• 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

+360.5% since first listed

5 events — show timeline

• 2026-05-11 Price Changed $99,000 MLS PIN
• 2026-04-15 Listed $105,000 MLS PIN
• 2013-11-18 Sold (MLS) $21,000 MLS PIN
• 2013-10-12 Contingent — MLS PIN
• 2013-10-05 Listed $21,500 MLS PIN