14 Wisteria St · Lakeville, MA 02347

$220,000

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 197 Days on market

Built 1956 5,000 sqft lot $306/sqft · 37% below area Est $352k · 37% under $25/mo HOA · 1% 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 +28.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• Schools +4.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Clark Shores rebuild opportunity! Existing two-story dwelling in teardown condition, ideal reuse of existing footprint. Public water at street. Low $300/yr HOA via Clark Shores Association includes road and boat maintenance. Buyer agent and buyer due diligence.

Key facts

• Lake retreat
• Deeded beach rights
• Year round home

Tags

• DEEDED BEACH RIGHTS
• LAKE RETREAT
• YEAR ROUND HOME

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $699 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Recommended offer: $194k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Freetown-Lakeville (rural): math 47% / reading 53% proficiency, ranked #109 of 302 in MA (top 36%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 13% free/reduced lunch — higher-income household profile.
• Market conditions: 36 active listings in the ZIP; 1,255 units permitted in Plymouth County in 2024 (411 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $62k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 197 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $45k; list at $220k implies a 384% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• 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 $193,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 197 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — 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. 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: 1.22% ✓
• Cap rate: 10.10%
• Cash-on-cash: 13.61%
• DSCR: 1.61
• GRM: 6.8

CMA / ARV

• ARV (median comp): $351,819
• List price: $220,000
• Delta: -37.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Hazel St	0.10mi	1/1.0 (-1)	720 (0%)	0mo	$335,000	$465	90
4 Wildwood Rd	0.08mi	1/1.0 (-1)	720 (0%)	11mo	$369,990	$514	82
39 Beechwood Ave	0.07mi	2/1.0	752 (+4%)	22mo	$365,000	$485	71
3 Violet St	0.10mi	2/1.0	796 (+11%)	10mo	$396,900	$499	70
8 Laurel	0.13mi	2/1.0	783 (+9%)	12mo	$340,000	$434	70
22 3rd	0.48mi	2/1.0	720 (0%)	10mo	$299,000	$415	69
2 Ledge St	0.03mi	2/1.0	790 (+10%)	20mo	$162,000	$205	65
2 Wright Blvd	0.26mi	2/1.0	816 (+13%)	1mo	$392,500	$481	65
7 Second Ave	0.45mi	2/1.0	792 (+10%)	5mo	$275,000	$347	58
9 Shore Ave	0.54mi	2/1.0	704 (-2%)	21mo	$450,000	$639	53
6 3rd Ave	0.38mi	2/1.0	784 (+9%)	21mo	$255,000	$325	50
4 5th Ave	0.32mi	2/1.0	612 (-15%)	22mo	$410,000	$670	42

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: 3.7%
• Equity multiple: 1.14×
• Total profit: $8,832
• Equity at exit: $32,803

10-year hold

• IRR: 13.2%
• Equity multiple: 2.05×
• Total profit: $64,918
• Equity at exit: $19,022

Cash invested: $61,600 (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 02347

• Home prices YoY: -28.1%
• Active inventory: 36
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,688 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$154 /mo · $1,851/yr
• Insurance: −$92
• HOA: −$25
• Vacancy / Maint / Mgmt: −$564
• Net cashflow: $699

Break-even live

Break-even rent $1,803

Max offer price $220,000

Occupancy floor 69%

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: water

Listing history 2 events

1. 2025-11-08
   listed $220,000 New 265-char remark

   Show marketing remark (265 chars)

   Clark Shores rebuild opportunity! Existing two-story dwelling in teardown condition, ideal reuse of existing footprint. Public water at street. Low $300/yr HOA via Clark Shores Association includes road and boat maintenance. Buyer agent and buyer due diligence.

2. 1999-06-17
   soldstatus $45,450

ⓘ 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: $1,851 · $154/mo
• Projected year-2 tax: $2,278 · $190/mo
• Expected delta: +$428/yr (+$36/mo · 23.1%)

ⓘ 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 ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $32,253
• − Mortgage interest: −$12,323
• − Property taxes: −$1,851
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,580
• − Management: −$2,580
• − HOA: −$300
• − Depreciation: −$6,400
• Taxable income: $5,118
• Est. tax owed @ 24.0%: −$1,228
• After-tax cash flow: $7,156/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: Freetown-Lakeville
• NCES district ID: 2505070
• Math proficiency: 47% ▼ -7.00%
• Reading proficiency: 53% ▼ -3.00%
• Median HH income: $88,846
• Composite: 46.48/100
• National rank: #2432
• State rank: #109 of 302 in MA

Livability — Lakeville

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

Census & demographics

• Population (ZIP): 11,732

Population outlook (Plymouth County) Hauer SSP2

• Today (2025): 533,105 people
• By 2030: 541,862 · +1.6%
• By 2040: 549,791 · +3.1%
• By 2050: 542,476 · +1.8%
• By 2075: 518,429 · -2.8%
• By 2100: 448,179 · -15.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Asian 2% Hispanic / Latino 1% Black 1%
• Common ancestry: Russian 12% Lithuanian 9% Romanian 4%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 95% English-only · Other Indo-European 3% Russian/Polish/Slavic 1%

Political lean MEDSL · Plymouth

• 2024 margin: Lean D (+8.8) · D 53.6% · R 44.7% · Other 1.7%
• 2008→2024 swing: +1.3pp toward D · 2008: 7.6pp · 2024: 8.8pp
• All cycles: 2024: D+8.8 2020: D+17.4 2016: D+7.2 2012: D+3.8 2008: D+7.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -118.52%
• Current HPI: 302.7617
• 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

+384.0% since first listed

2 events — show timeline

• 2025-11-08 Listed $220,000 MLS PIN
• 1999-06-17 Sold (Public Records) $45,450 Public Records

Property tax history

+2.4%/yr

Latest (2025): $1,851 · +5.9% YoY. Source: county tax records.