140 Jupiter Cir · Wareham, MA 02576

$129,000

2 bd · 1.5 ba · 1,100 sqft · Manufactured · 73 Days on market

Built 1977 $117/sqft · 35% below area Est $197k · 35% under $704/mo HOA · 28% 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 +28.1/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE ADJUSTMENT Welcome home to comfort, community, and coastal charm. Nestled at the end of a peaceful cul-de-sac in a desirable 55+ community offering comfort, privacy and convenience. This home offers great potential for the right buyer(s) willing to bring their vision and a little TLC. Features include a heated sunroom - perfect tor year round enjoyment along with a functional layout and plenty of natural light & presents an excellent opportunity to customize and add value. The Community offers wonderful amenities including an inground pool & clubhouse, ideal for socializing and relaxation. Conveniently located close to shopping, area beaches, golf, boating and the Cape Cod Canal, & houses of worship this home combines peaceful living with easy access to local attractions. Quick access to Routes 495, 195, 28 and 6.

Key facts

• Heated sunroom
• Clubhouse
• Peaceful cul-de-sac

Tags

• HEATED SUNROOM
• INGROUND POOL
• CLUBHOUSE
• PEACEFUL CUL-DE-SAC
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $129k.

Deal economics

• At list price, monthly cash flow is $403 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $129k).
• Recommended offer: $121k (6.0% 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.
• Wareham (suburban): math 17% / reading 33% proficiency, ranked #271 of 302 in MA (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 9 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $892 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y ago; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $44k; list at $129k implies a 195% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.

Recommended offer $121,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 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 1977 — 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: 1.96% ✓
• Cap rate: 10.05%
• Cash-on-cash: 13.40%
• DSCR: 1.60
• GRM: 4.2

CMA / ARV

• ARV (median comp): $197,283
• List price: $129,000
• Delta: -34.61%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18 Timber Ln	0.12mi	2/2.0	1,088 (-1%)	1mo	$224,900	$207	90
87 Great Hill Dr	0.13mi	2/1.0	1,030 (-6%)	2mo	$211,000	$205	80
43 Great Hill Dr	0.09mi	2/2.0	980 (-11%)	0mo	$210,000	$214	75
106 Dolittle Ln	0.12mi	2/2.0	1,180 (+7%)	9mo	$234,900	$199	73
32 Windswept Rd	0.09mi	2/1.5	980 (-11%)	8mo	$186,900	$191	71
44 Great Hill Dr	0.09mi	2/1.5	980 (-11%)	8mo	$199,900	$204	71
59 Timber Ln	0.14mi	2/1.5	960 (-13%)	3mo	$90,000	$94	70
85 Great Hill Dr	0.11mi	2/2.0	980 (-11%)	8mo	$210,000	$214	68
52 Holiday Dr	0.17mi	2/1.5	990 (-10%)	12mo	$259,000	$262	65
67 Crest Dr	0.62mi	2/2.0	1,088 (-1%)	7mo	$279,900	$257	61
42 Michael St	0.41mi	2/2.0	980 (-11%)	9mo	$175,000	$179	53
132 Queen Dr	0.69mi	2/2.0	1,008 (-8%)	7mo	$250,000	$248	46

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: 3.8%
• Equity multiple: 1.15×
• Total profit: $5,261
• Equity at exit: $19,234

10-year hold

• IRR: 13.5%
• Equity multiple: 2.10×
• Total profit: $39,579
• Equity at exit: $11,154

Cash invested: $36,120 (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 02576

• Home prices YoY: -12.1%
• Active inventory: 9
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $2,530 medium
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,935/yr
• Insurance: −$54
• HOA: −$704
• Vacancy / Maint / Mgmt: −$531
• Net cashflow: $403

Break-even live

Break-even rent $2,020

Max offer price $129,000

Occupancy floor 79%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35 Rosebrook Pl Unit 1008 Wareham, MA	2.0	2.0	1108	$2,700	$2.44	18d	1	0.83mi
35 Rosebrook Pl Unit 1213 Wareham, MA	1.0	1.0	805	$2,300	$2.86	18d	1	0.83mi

HOA detail

• Monthly dues: $704 · $8,448/yr
• Likely covers: pool

Listing history 20 events

1. 2026-06-18
   days on market $129,000 Active 73 DOM
2. 2026-06-17
   days on market $129,000 Active 72 DOM
3. 2026-06-16
   statusdays on market $129,000 Active 71 DOM
4. 2026-06-15
   days on market $129,000 Price Changed 70 DOM
5. 2026-06-13
   days on market $129,000 Price Changed 68 DOM
6. 2026-06-13
   pricestatusdays on market $129,000 Price Changed 67 DOM
7. 2026-06-09
   days on market $140,000 Active 64 DOM
8. 2026-06-08
   days on market $140,000 Active 63 DOM
9. 2026-06-07
   days on market $140,000 Active 62 DOM
10. 2026-06-04
    days on market $140,000 Active 59 DOM
11. 2026-06-03
    days on market $140,000 Active 58 DOM
12. 2026-06-02
    days on market $140,000 Active 57 DOM
13. 2026-06-01
    days on market $140,000 Active 56 DOM
14. 2026-05-31
    days on market $140,000 Active 55 DOM
15. 2026-05-10
    price $140,000 845-char remark

    Show marketing remark (845 chars)

    PRICE ADJUSTMENT Welcome home to comfort, community, and coastal charm. Nestled at the end of a peaceful cul-de-sac in a desirable 55+ community offering comfort, privacy and convenience. This home offers great potential for the right buyer(s) willing to bring their vision and a little TLC. Features include a heated sunroom - perfect tor year round enjoyment along with a functional layout and plenty of natural light & presents an excellent opportunity to customize and add value. The Community offers wonderful amenities including an inground pool & clubhouse, ideal for socializing and relaxation. Conveniently located close to shopping, area beaches, golf, boating and the Cape Cod Canal, & houses of worship this home combines peaceful living with easy access to local attractions. Quick access to Routes 495, 195, 28 and 6.

16. 2026-04-04
    listed $149,500 New 845-char remark

    Show marketing remark (845 chars)

    PRICE ADJUSTMENT Welcome home to comfort, community, and coastal charm. Nestled at the end of a peaceful cul-de-sac in a desirable 55+ community offering comfort, privacy and convenience. This home offers great potential for the right buyer(s) willing to bring their vision and a little TLC. Features include a heated sunroom - perfect tor year round enjoyment along with a functional layout and plenty of natural light & presents an excellent opportunity to customize and add value. The Community offers wonderful amenities including an inground pool & clubhouse, ideal for socializing and relaxation. Conveniently located close to shopping, area beaches, golf, boating and the Cape Cod Canal, & houses of worship this home combines peaceful living with easy access to local attractions. Quick access to Routes 495, 195, 28 and 6.

17. 2009-09-10
    soldstatus $43,750 Sold 339-char remark

    Show marketing remark (339 chars)

    55+ adult park with community center and inground pool. Low travel dead end street. Nice 10' x20' tilt out family room, large living room, well applianced eat in kit, master bd w/his and her closets,second bedroom with half bath, new plumbing and many newer amenities. Needs some TLC which is reflected in price. Low traveled cul de sac.

18. 2009-08-28
    historical Under Agreement 339-char remark

    Show marketing remark (339 chars)

    55+ adult park with community center and inground pool. Low travel dead end street. Nice 10' x20' tilt out family room, large living room, well applianced eat in kit, master bd w/his and her closets,second bedroom with half bath, new plumbing and many newer amenities. Needs some TLC which is reflected in price. Low traveled cul de sac.

19. 2009-06-30
    price $49,000 339-char remark

    Show marketing remark (339 chars)

    55+ adult park with community center and inground pool. Low travel dead end street. Nice 10' x20' tilt out family room, large living room, well applianced eat in kit, master bd w/his and her closets,second bedroom with half bath, new plumbing and many newer amenities. Needs some TLC which is reflected in price. Low traveled cul de sac.

20. 2009-06-17
    listed $54,900 339-char remark

    Show marketing remark (339 chars)

    55+ adult park with community center and inground pool. Low travel dead end street. Nice 10' x20' tilt out family room, large living room, well applianced eat in kit, master bd w/his and her closets,second bedroom with half bath, new plumbing and many newer amenities. Needs some TLC which is reflected in price. Low traveled cul de sac.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $30,363
• − Mortgage interest: −$7,226
• − Property taxes: −$1,935
• − Insurance: −$645
• − Repairs & maintenance: −$2,429
• − Management: −$2,429
• − HOA: −$8,448
• − Depreciation: −$3,753
• Taxable income: $3,498
• Est. tax owed @ 24.0%: −$840
• After-tax cash flow: $4,001/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: Wareham
• NCES district ID: 2512060
• Math proficiency: 17% ▼ -10.00%
• Reading proficiency: 33% ▼ -5.00%
• Median HH income: $58,171
• Composite: 22.78/100
• National rank: #8024
• State rank: #271 of 302 in MA

Livability — Wareham

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

Census & demographics

• Census place: West Wareham, MA
• Population (ZIP): 4,498

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 (82%)
• Race & ethnicity: White 82% Two or more races 10% Black 2%
• Common ancestry: Lithuanian 11% Russian 5% Romanian 4%
• Foreign-born: 7% · Canada
• Languages at home: 93% English-only · Other Indo-European 6%

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: ▼ -41.86%
• Current HPI: 304.0433
• 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

+155.0% since first listed

6 events — show timeline

• 2026-05-10 Price Changed $140,000 MLS PIN
• 2026-04-04 Listed $149,500 MLS PIN
• 2009-09-10 Sold (MLS) $43,750 MLS PIN
• 2009-08-28 Contingent — MLS PIN
• 2009-06-30 Price Changed $49,000 MLS PIN
• 2009-06-17 Listed $54,900 MLS PIN