232 Canton St #107 · Randolph Town, MA 02368

$200,000

1 bd · 1.0 ba · 756 sqft · Condo public records · 37 Days on market

Built 1982 $265/sqft · 23% below area Est $260k · 23% under $301/mo HOA · 14% of rent ↓ 5% since listing

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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 +16.6/30.0
• ARV discount +15.0/15.0
• 1% rule +6.0/10.0
• DSCR +5.2/10.0
• Rent growth +3.0/5.0
• Schools +2.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

In the market for a project or flip? Come check out the potential of 232 Canton St Unit 107 has to offer. With a commuter friendly location as well as being close to all that Blue Hills has to offer, this is a great opportunity with some love and TLC. Located on the first floor, with easy access to the laundry room and storage room. Unit 107 is in need of new flooring, painting, kitchen as well as bathroom. Due to the current building insurance plans, building will only qualify for cash offers at this time! Must also be owner occupied due to current rental restrictions noted in condo docs.

Key facts

• First floor
• $301 HOA
• Parking

Tags

• COMMUTER FRIENDLY LOCATION
• FIRST FLOOR
• EASY ACCESS TO LAUNDRY ROOM
• EASY ACCESS TO STORAGE ROOM

Property features AI

Finance

• Other: Community features include public transportation, shopping, laundromat, conservation area, highway access, house of worship, and public school access
• HOA & community: Monthly association fee of $301; Association includes water, insurance, building and grounds maintenance, snow removal, and trash; Association provides hot water

Exterior

• Parking: One open parking space
• Utilities: Public water; Public sewer; Electric service: 100 Amp, circuit breakers; Electric range hookup
• Home design: Condominium; Low-rise building; Single-story unit; Entry at level 1
• Construction: Frame construction (conventional 2x4–2x6); Shingle roof; Built year from public records
• Exterior features: Balcony; Paved parking

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Master bedroom on the first floor
• Bathrooms: 1 full bathroom on the first floor
• Heating & cooling: Forced air electric heating; Central air conditioning
• Interior features: Total of 4 rooms; No basement
• Laundry & utility: Laundry in building / common area

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $200k.

Deal economics

• At list price, monthly cash flow is $122 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 3.7% in Randolph 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Randolph (suburban): math 24% / reading 33% proficiency, ranked #252 of 302 in MA (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+2.1%/yr); 41 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $194,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.10% ✓
• Cap rate: 7.03%
• Cash-on-cash: 2.62%
• DSCR: 1.12
• GRM: 7.6

CMA / ARV

• ARV (median comp): $259,858
• List price: $200,000
• Delta: -23.03%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.15% rent growth · sell at horizon

5-year hold

• IRR: -13.2%
• Equity multiple: 0.53×
• Total profit: $-26,301
• Equity at exit: $29,821

10-year hold

• IRR: -5.6%
• Equity multiple: 0.65×
• Total profit: $-19,664
• 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 02368

• Rents YoY: 2.1%
• Active inventory: 41
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,191 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$176 /mo · $2,106/yr
• Insurance: −$83
• HOA: −$301
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $122

Break-even live

Break-even rent $2,036

Max offer price $200,000

Occupancy floor 89%

Sensitivity live

Price	-10% $236	-5% $179	+0% $122	+5% $66	+10% $9
Rent	-10% $-51	-5% $36	+0% $122	+5% $209	+10% $295
Rate	-1.0pp $223	-0.5pp $173	base $122	+0.5pp $71	+1.0pp $18

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 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
335 Canton St Unit 335 Randolph, MA	2.0	1.0	776	$2,400	$3.09	18d	1	0.50mi
2 Chestnut W Randolph, MA	1.0–2.0	1.0–1.5	777	$2,142	$2.76	0d	27	0.55mi
9 Bay Dr Randolph, MA	1.0–3.0	1.0–2.0	1127	$2,399	$2.13	0d	25	0.56mi
10 Reed St Randolph, MA	1.0–2.0	1.0	830	$1,995	$2.40	25d	1	0.83mi
1034 N Main St Unit 2 Randolph, MA	1.0	1.0	560	$2,075	$3.71	44d	1	0.89mi
6 Francis Dr Randolph, MA	1.0–2.0	1.0	800	$2,160	$2.70	0d	11	1.09mi
611 N Main St Unit 2 Randolph, MA	2.0	1.0	800	$2,500	$3.12	3d	1	1.42mi

HOA detail condo

• Monthly dues: $301 · $3,612/yr
• Likely covers: insurance
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $200,000 Active 37 DOM
2. 2026-06-17
   days on market $200,000 Active 36 DOM
3. 2026-06-16
   days on market $200,000 Active 35 DOM
4. 2026-06-15
   days on market $200,000 Active 34 DOM
5. 2026-06-13
   days on market $200,000 Active 32 DOM
6. 2026-06-13
   statusdays on market $200,000 Active 31 DOM
7. 2026-06-09
   days on market $200,000 Price Changed 28 DOM
8. 2026-06-08
   pricestatusdays on market $200,000 Price Changed 27 DOM
9. 2026-06-07
   days on market $210,000 Active 26 DOM
10. 2026-06-04
    days on market $210,000 Active 23 DOM
11. 2026-06-03
    days on market $210,000 Active 22 DOM
12. 2026-06-02
    days on market $210,000 Active 21 DOM
13. 2026-06-01
    days on market $210,000 Active 20 DOM
14. 2026-05-31
    days on market $210,000 Active 19 DOM
15. 2026-05-16
    historical Contingent 515-char remark
16. 2026-05-12
    listed $210,000 New 515-char remark

ⓘ 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: $2,106 · $176/mo
• Projected year-2 tax: $2,283 · $190/mo
• Expected delta: +$177/yr (+$15/mo · 8.4%)

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

Taxation est. · year 1

• Rental income: $26,294
• − Mortgage interest: −$11,203
• − Property taxes: −$2,106
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,104
• − Management: −$2,104
• − HOA: −$3,612
• − Depreciation: −$5,818
• Taxable loss: −$1,652
• Est. tax savings @ 24.0%: +$397
• After-tax cash flow: $1,865/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: Randolph
• NCES district ID: 2509930
• Math proficiency: 24% ▼ -11.00%
• Reading proficiency: 33% ▼ -5.00%
• Median HH income: $65,733
• Composite: 26.43/100
• National rank: #7222
• State rank: #252 of 302 in MA

Livability — Randolph Town

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

Census & demographics

• Census place: Randolph Town, MA
• County: Norfolk County · 644,082 people
• City population: 34,736
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 34,912
• Household income: $109,665
• Rent vs Own: 28.7% rent · 71.3% own
• Severe rent burden: 866.0

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: Black 40% White 28% Hispanic / Latino 13% Asian 13% Two or more races 8%
• Hispanic origin (detail): Puerto Rican 4% Dominican 6%
• Common ancestry: Hispanic 15% Romanian 2% Slovak 1%
• Foreign-born: 36% · Canada, Vietnam, China
• Languages at home: 55% English-only · French/Haitian/Cajun 18% Spanish 10% Vietnamese 7%

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: ▼ -485.97%
• Current HPI: 299.5889
• Rent YoY: ▲ 2.15%
• 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

-4.8% since first listed

4 events — show timeline

• 2026-06-08 Price Changed $200,000 MLS PIN
• 2026-05-22 Relisted — MLS PIN
• 2026-05-16 Contingent — MLS PIN
• 2026-05-12 Listed $210,000 MLS PIN

Property tax history

+1.0%/yr

Latest (2023): $2,106 · -6.7% YoY. Source: county tax records.