185 Cotuit Rd Unit JP1 · Sandwich, MA 02563

$199,900

1 bd · 1.0 ba · 800 sqft · Manufactured · 110 Days on market

Built 2010 Fair condition $250/sqft · at area comps Est $198k · at est. ↓ 38% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.1/15.0
• Schools +4.3/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment Possibilities for rental income. Fall in love with this lifestyle experience. Sun Retreats offers the security of a gated community for summertime fun. The amenities include two beaches, trails, pool, restaurant & bar, playground and welcome store. This 2010 Breckenridge - LE offers the privacy of corner lot with new trex decking on front and back with new sunroom 20 x 15 for extra sleeping area with a queen sofa bed. As you enter through the sunroom into the living and kitchen area it offers lots of natural light. The stepdown bedroom is private with queen size bed. The loft area accommodates another two twin beds for room for about 8-10 guests comfortably. Firepit for s'mores enjoyment! Pets welcome and two great dog parks! Weekly short term Income potential. Furniture included with full price offer, with a few exclusions. Motor boats are allowed and shallow and deep water docks are available and free winter boat storage. Insurance not included in fee. Buyer and Buyers age

Key facts

• Gated community
• Firepit
• New sunroom

Tags

• GATED COMMUNITY
• NEW TREX DECKING
• NEW SUNROOM
• NATURAL LIGHT
• PRIVATE CORNER LOT
• FIREPIT

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $200k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $200k).
• Recommended offer: $182k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.6% vs local median 1.5% in Sandwich — 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 (#81 in MA, #4,274 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities D-, commute F, cost of living F.
• Sandwich (suburban): math 40% / reading 53% proficiency, ranked #141 of 302 in MA (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 11% free/reduced lunch — higher-income household profile.
• Market conditions: 53 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 657 units permitted in Barnstable County in 2024 (178 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.
• Barnstable County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($182k) 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 $181,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 B-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: 1.75% ✓
• Cap rate: 14.60%
• Cash-on-cash: 29.66%
• DSCR: 2.32
• GRM: 4.8

CMA / ARV

• ARV (median comp): $198,091
• List price: $199,900
• Delta: 0.91%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
185 Cotuit Rd Unit HL15	0.00mi	1/1.0	800 (0%)	0mo	$199,000	$249	100

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: $55,779
• Equity at exit: $29,806

10-year hold

• IRR: 32.0%
• Equity multiple: 3.90×
• Total profit: $162,252
• Equity at exit: $17,284

Cash invested: $55,972 (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 02563

• Active inventory: 53
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $3,500 medium
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$735
• Net cashflow: $1,384

Break-even live

Break-even rent $1,749

Max offer price $199,900

Occupancy floor 55%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
185 Cotuit Rd Unit 1 Juniper Sandwich, MA	2.0	1.0	1000	$3,500	$3.50	44d	1	0.02mi

Listing history 25 events

1. 2026-06-18
   days on market $199,900 Active 110 DOM
2. 2026-06-17
   days on market $199,900 Active 109 DOM
3. 2026-06-16
   days on market $199,900 Active 108 DOM
4. 2026-06-15
   days on market $199,900 Active 107 DOM
5. 2026-06-13
   days on market $199,900 Active 105 DOM
6. 2026-06-12
   days on market $199,900 Active 104 DOM
7. 2026-06-09
   days on market $199,900 Active 101 DOM
8. 2026-06-08
   days on market $199,900 Active 100 DOM
9. 2026-06-07
   days on market $199,900 Active 99 DOM
10. 2026-06-07
    days on market $199,900 Active 98 DOM
11. 2026-06-04
    days on market $199,900 Active 95 DOM
12. 2026-06-02
    days on market $199,900 Active 94 DOM
13. 2026-06-01
    days on market $199,900 Active 93 DOM
14. 2026-05-31
    days on market $199,900 Active 92 DOM
15. 2026-05-31
    days on market $199,900 Active 91 DOM
16. 2026-02-28
    listed $199,900 New 1004-char remark

    Show marketing remark (1004 chars)

    Investment Possibilities for rental income. Fall in love with this lifestyle experience. Sun Retreats offers the security of a gated community for summertime fun. The amenities include two beaches, trails, pool, restaurant & bar, playground and welcome store. This 2010 Breckenridge - LE offers the privacy of corner lot with new trex decking on front and back with new sunroom 20 x 15 for extra sleeping area with a queen sofa bed. As you enter through the sunroom into the living and kitchen area it offers lots of natural light. The stepdown bedroom is private with queen size bed. The loft area accommodates another two twin beds for room for about 8-10 guests comfortably. Firepit for s'mores enjoyment! Pets welcome and two great dog parks! Weekly short term Income potential. Furniture included with full price offer, with a few exclusions. Motor boats are allowed and shallow and deep water docks are available and free winter boat storage. Insurance not included in fee. Buyer and Buyers age

17. 2025-09-02
    price $199,900 1128-char remark

    Show marketing remark (1128 chars)

    Seasonal! Investment Possibilities for rental income. Fall in love with this lifestyle experience. Sun Retreats offers the security of a gated community for summertime fun. The amenities include two beaches, trails, pool, restaurant & bar, playground and welcome store. This 2010 Breckenridge - LE offers the privacy of corner lot with new trex decking on front and back with new sunroom 20 x 15 for extra sleeping area with a queen sofa bed. As you enter through the sunroom into the living and kitchen area it offers lots of natural light. The stepdown bedroom is private with queen size bed. The loft area accommodates another two twin beds for room for about 8-10 guests comfortably. Firepit for s'mores enjoyment! Pets welcome and two great dog parks! Weekly short term Income potential. Furniture included with full price offer, with a few exclusions. Motor boats are allowed and shallow and deep water docks are available and free winter boat storage. Insurance not included in fee. Buyer and Buyers agents please verify all information obtained herein. BY APPOINTMENT ONLY starting at 10:00 April 24th.

18. 2025-08-23
    price $224,900 1128-char remark

    Show marketing remark (1128 chars)

    Seasonal! Investment Possibilities for rental income. Fall in love with this lifestyle experience. Sun Retreats offers the security of a gated community for summertime fun. The amenities include two beaches, trails, pool, restaurant & bar, playground and welcome store. This 2010 Breckenridge - LE offers the privacy of corner lot with new trex decking on front and back with new sunroom 20 x 15 for extra sleeping area with a queen sofa bed. As you enter through the sunroom into the living and kitchen area it offers lots of natural light. The stepdown bedroom is private with queen size bed. The loft area accommodates another two twin beds for room for about 8-10 guests comfortably. Firepit for s'mores enjoyment! Pets welcome and two great dog parks! Weekly short term Income potential. Furniture included with full price offer, with a few exclusions. Motor boats are allowed and shallow and deep water docks are available and free winter boat storage. Insurance not included in fee. Buyer and Buyers agents please verify all information obtained herein. BY APPOINTMENT ONLY starting at 10:00 April 24th.

19. 2025-08-22
    price $229,900 1128-char remark

    Show marketing remark (1128 chars)

    Seasonal! Investment Possibilities for rental income. Fall in love with this lifestyle experience. Sun Retreats offers the security of a gated community for summertime fun. The amenities include two beaches, trails, pool, restaurant & bar, playground and welcome store. This 2010 Breckenridge - LE offers the privacy of corner lot with new trex decking on front and back with new sunroom 20 x 15 for extra sleeping area with a queen sofa bed. As you enter through the sunroom into the living and kitchen area it offers lots of natural light. The stepdown bedroom is private with queen size bed. The loft area accommodates another two twin beds for room for about 8-10 guests comfortably. Firepit for s'mores enjoyment! Pets welcome and two great dog parks! Weekly short term Income potential. Furniture included with full price offer, with a few exclusions. Motor boats are allowed and shallow and deep water docks are available and free winter boat storage. Insurance not included in fee. Buyer and Buyers agents please verify all information obtained herein. BY APPOINTMENT ONLY starting at 10:00 April 24th.

20. 2025-08-13
    price $239,900 1128-char remark

    Show marketing remark (1128 chars)

    Seasonal! Investment Possibilities for rental income. Fall in love with this lifestyle experience. Sun Retreats offers the security of a gated community for summertime fun. The amenities include two beaches, trails, pool, restaurant & bar, playground and welcome store. This 2010 Breckenridge - LE offers the privacy of corner lot with new trex decking on front and back with new sunroom 20 x 15 for extra sleeping area with a queen sofa bed. As you enter through the sunroom into the living and kitchen area it offers lots of natural light. The stepdown bedroom is private with queen size bed. The loft area accommodates another two twin beds for room for about 8-10 guests comfortably. Firepit for s'mores enjoyment! Pets welcome and two great dog parks! Weekly short term Income potential. Furniture included with full price offer, with a few exclusions. Motor boats are allowed and shallow and deep water docks are available and free winter boat storage. Insurance not included in fee. Buyer and Buyers agents please verify all information obtained herein. BY APPOINTMENT ONLY starting at 10:00 April 24th.

21. 2025-07-22
    price $245,900 1128-char remark

    Show marketing remark (1128 chars)

    Seasonal! Investment Possibilities for rental income. Fall in love with this lifestyle experience. Sun Retreats offers the security of a gated community for summertime fun. The amenities include two beaches, trails, pool, restaurant & bar, playground and welcome store. This 2010 Breckenridge - LE offers the privacy of corner lot with new trex decking on front and back with new sunroom 20 x 15 for extra sleeping area with a queen sofa bed. As you enter through the sunroom into the living and kitchen area it offers lots of natural light. The stepdown bedroom is private with queen size bed. The loft area accommodates another two twin beds for room for about 8-10 guests comfortably. Firepit for s'mores enjoyment! Pets welcome and two great dog parks! Weekly short term Income potential. Furniture included with full price offer, with a few exclusions. Motor boats are allowed and shallow and deep water docks are available and free winter boat storage. Insurance not included in fee. Buyer and Buyers agents please verify all information obtained herein. BY APPOINTMENT ONLY starting at 10:00 April 24th.

22. 2025-06-20
    price $249,900 1128-char remark

    Show marketing remark (1128 chars)

    Seasonal! Investment Possibilities for rental income. Fall in love with this lifestyle experience. Sun Retreats offers the security of a gated community for summertime fun. The amenities include two beaches, trails, pool, restaurant & bar, playground and welcome store. This 2010 Breckenridge - LE offers the privacy of corner lot with new trex decking on front and back with new sunroom 20 x 15 for extra sleeping area with a queen sofa bed. As you enter through the sunroom into the living and kitchen area it offers lots of natural light. The stepdown bedroom is private with queen size bed. The loft area accommodates another two twin beds for room for about 8-10 guests comfortably. Firepit for s'mores enjoyment! Pets welcome and two great dog parks! Weekly short term Income potential. Furniture included with full price offer, with a few exclusions. Motor boats are allowed and shallow and deep water docks are available and free winter boat storage. Insurance not included in fee. Buyer and Buyers agents please verify all information obtained herein. BY APPOINTMENT ONLY starting at 10:00 April 24th.

23. 2025-04-29
    price $274,900 1128-char remark

    Show marketing remark (1128 chars)

    Seasonal! Investment Possibilities for rental income. Fall in love with this lifestyle experience. Sun Retreats offers the security of a gated community for summertime fun. The amenities include two beaches, trails, pool, restaurant & bar, playground and welcome store. This 2010 Breckenridge - LE offers the privacy of corner lot with new trex decking on front and back with new sunroom 20 x 15 for extra sleeping area with a queen sofa bed. As you enter through the sunroom into the living and kitchen area it offers lots of natural light. The stepdown bedroom is private with queen size bed. The loft area accommodates another two twin beds for room for about 8-10 guests comfortably. Firepit for s'mores enjoyment! Pets welcome and two great dog parks! Weekly short term Income potential. Furniture included with full price offer, with a few exclusions. Motor boats are allowed and shallow and deep water docks are available and free winter boat storage. Insurance not included in fee. Buyer and Buyers agents please verify all information obtained herein. BY APPOINTMENT ONLY starting at 10:00 April 24th.

24. 2025-04-08
    price $299,900 1128-char remark

    Show marketing remark (1128 chars)

    Seasonal! Investment Possibilities for rental income. Fall in love with this lifestyle experience. Sun Retreats offers the security of a gated community for summertime fun. The amenities include two beaches, trails, pool, restaurant & bar, playground and welcome store. This 2010 Breckenridge - LE offers the privacy of corner lot with new trex decking on front and back with new sunroom 20 x 15 for extra sleeping area with a queen sofa bed. As you enter through the sunroom into the living and kitchen area it offers lots of natural light. The stepdown bedroom is private with queen size bed. The loft area accommodates another two twin beds for room for about 8-10 guests comfortably. Firepit for s'mores enjoyment! Pets welcome and two great dog parks! Weekly short term Income potential. Furniture included with full price offer, with a few exclusions. Motor boats are allowed and shallow and deep water docks are available and free winter boat storage. Insurance not included in fee. Buyer and Buyers agents please verify all information obtained herein. BY APPOINTMENT ONLY starting at 10:00 April 24th.

25. 2025-04-04
    listed $324,900 Active 1128-char remark

    Show marketing remark (1128 chars)

    Seasonal! Investment Possibilities for rental income. Fall in love with this lifestyle experience. Sun Retreats offers the security of a gated community for summertime fun. The amenities include two beaches, trails, pool, restaurant & bar, playground and welcome store. This 2010 Breckenridge - LE offers the privacy of corner lot with new trex decking on front and back with new sunroom 20 x 15 for extra sleeping area with a queen sofa bed. As you enter through the sunroom into the living and kitchen area it offers lots of natural light. The stepdown bedroom is private with queen size bed. The loft area accommodates another two twin beds for room for about 8-10 guests comfortably. Firepit for s'mores enjoyment! Pets welcome and two great dog parks! Weekly short term Income potential. Furniture included with full price offer, with a few exclusions. Motor boats are allowed and shallow and deep water docks are available and free winter boat storage. Insurance not included in fee. Buyer and Buyers agents please verify all information obtained herein. BY APPOINTMENT ONLY starting at 10:00 April 24th.

ⓘ 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 4/10 Moderate
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,000
• − Mortgage interest: −$11,198
• − Property taxes: −$2,998
• − Insurance: −$1,000
• − Repairs & maintenance: −$3,360
• − Management: −$3,360
• − Depreciation: −$5,815
• Taxable income: $14,269
• Est. tax owed @ 24.0%: −$3,425
• After-tax cash flow: $13,178/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 · 12 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate renovations to update the kitchen and interior, but has potential for increased value through these improvements.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Moderate kitchen appliances — outdated and in need of replacement
• Minor interior walls — wallpaper could be removed

Value-add opportunities

• Both update kitchen cabinets and appliances — modernizing the kitchen would appeal to both buyers and renters
• Both paint interior walls — fresh paint would improve the home's curb appeal and interior aesthetics
• Both replace kitchen appliances — new appliances would make the kitchen more functional and attractive

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of updating	Moderate	$3,000–15,000
kitchen appliances · outdated and in need of replacement	Moderate	$3,000–15,000
interior walls · wallpaper could be removed	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Both update kitchen cabinets and appliances — modernizing the kitchen would appeal to both buyers and renters ↑
• Both paint interior walls — fresh paint would improve the home's curb appeal and interior aesthetics ↑
• Both replace kitchen appliances — new appliances would make the kitchen more functional and attractive ↑

ⓘ 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: Sandwich
• NCES district ID: 2510470
• Math proficiency: 40% ▼ -14.00%
• Reading proficiency: 53% ▼ -6.00%
• Median HH income: $83,743
• Composite: 43.06/100
• National rank: #3093
• State rank: #141 of 302 in MA

Livability — Sandwich

• Score: 75/100
• State rank: #81
• US rank: #4274

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Forestdale, MA
• Population (ZIP): 10,315

Population outlook (Barnstable County) Hauer SSP2

• Today (2025): 208,497 people
• By 2030: 202,530 · -2.9%
• By 2040: 184,936 · -11.3%
• By 2050: 167,489 · -19.7%
• By 2075: 144,938 · -30.5%
• By 2100: 117,312 · -43.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Asian 3% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Lithuanian 4% Romanian 4% Slovak 4%
• Foreign-born: 5% · Canada, China
• Languages at home: 96% English-only · Other Indo-European 2% Spanish 1%

Political lean MEDSL · Barnstable

• 2024 margin: Strong D (+20.8) · D 59.6% · R 38.9% · Other 1.5%
• 2008→2024 swing: +6.7pp toward D · 2008: 14.0pp · 2024: 20.8pp
• All cycles: 2024: D+20.8 2020: D+24.4 2016: D+13.4 2012: D+7.6 2008: D+14.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -195.52%
• Current HPI: 331.7845
• 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

-38.5% since first listed

10 events — show timeline

• 2026-02-28 Listed $199,900 MLS PIN
• 2025-09-02 Price Changed $199,900 CCIMLS
• 2025-08-23 Price Changed $224,900 CCIMLS
• 2025-08-22 Price Changed $229,900 CCIMLS
• 2025-08-13 Price Changed $239,900 CCIMLS
• 2025-07-22 Price Changed $245,900 CCIMLS
• 2025-06-20 Price Changed $249,900 CCIMLS
• 2025-04-29 Price Changed $274,900 CCIMLS
• 2025-04-08 Price Changed $299,900 CCIMLS
• 2025-04-04 Listed $324,900 CCIMLS