310 Old Chatham Rd Unit A-21 · South Dennis, MA 02660

$69,999

3 bd · 1.0 ba · 727 sqft · Manufactured · 179 Days on market

Manufactured home Built 1974 Good condition $96/sqft · 27% below area Est $96k · 27% under ↓ 19% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.8/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Manufactured-home adj. -6.5

Listing remarks MLS

Beware: ZILLOW adds WRONG info to listings-NO RENTALS allowed in this park. NO YEAR ROUND LIVING // 3-Bedroom seasonal home for sale in Old Chatham Resort, Dennis, Cape Cod. Set on a spacious Elite lot that backs up to the woods, it has a great yard & plenty of space on the stone parking area. Summer only: May 1st to Oct. 31st, Recently updated kitchen with New soft close kitchen cabinets, newer bathroom, new interior paint throughout. The site also has a front deck, a side patio with an extra large custom made picnic table that stays, an outdoor shower, a huge backyard and a firepit. Being sold furnished (with a few exceptions). Old Chatham resort has great amenities: beautiful pool, new playground, basketball, Volleyball, horseshoe & bocci courts, clubhouse/game room & picnic area. Annual fees will be $9,996.00 for 2026 for the buyer. Fees incl. lease of land, sewer, water, taxes, daily trash pick-up, amenities & on site management. Pets are allowed with some restrictions. NO FINANCING available for seasonal park, cash sale only by bill of sale. All buyers must get park approval (Cori background check) prior to closing.

Key facts

• Front deck
• Newer bathroom
• Spacious lot

Tags

• SPACIOUS LOT
• BACKS UP TO WOODS
• UPDATED KITCHEN
• SOFT CLOSE KITCHEN CABINETS
• NEWER BATHROOM
• FRONT DECK

🏷️ Possibly a rental listed for sale. The $69,999 price doesn't fit this home's estimated sale value (~$95,611) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $70k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $744 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.1% vs local median 2.3% in South Dennis — 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 65/100 on livability (#183 in MA) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A, employment A-; Watch: amenities F, commute F, cost of living F.
• Dennis-Yarmouth (suburban): math 31% / reading 42% proficiency, ranked #222 of 302 in MA (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Dennis-Yarmouth Regional High (math 43% / reading 43%, grade F, #210 of 343 statewide, top 61%, 888 students, 0% FRL) — zoned schools average 0% FRL vs 39% district-wide (39 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 48 active listings in the ZIP; solid renter incomes; 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 $484 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 179 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,599 (12.0% below list)

Questions for the listing agent

1. It's been on market 179 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 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.22% ✓
• Cap rate: 19.05%
• Cash-on-cash: 45.58%
• DSCR: 3.03
• GRM: 3.8

CMA / ARV

• ARV (median comp): $95,611
• List price: $69,999
• Delta: -26.79%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 Old Chahtam Rd Unit E-52	0.00mi	3/1.5	700 (-4%)	12mo	$108,000	$154	82
310 Old Chatham Rd Unit A-9	0.00mi	2/1.5 (-1)	854 (+18%)	3mo	$139,900	$164	66
310 Old Chatham Unit D-30	0.00mi	2/1.0 (-1)	600 (-18%)	6mo	$82,500	$138	65
1146 Ma-134 Unit 4C	1.45mi	2/1.0 (-1)	700 (-4%)	11mo	$272,500	$389	45
13 Coach House Ln	1.30mi	3/1.0	640 (-12%)	2mo	$440,000	$688	44
5 Coach House Ln	1.28mi	3/1.0	640 (-12%)	4mo	$465,000	$727	42
24 Hemlock Ln	0.90mi	2/1.0 (-1)	768 (+6%)	14mo	$399,000	$520	39
55 Cyprus Rd	0.58mi	2/1.5 (-1)	864 (+19%)	3mo	$495,000	$573	38
36 Old Sailors Way	1.50mi	2/1.0 (-1)	624 (-14%)	2mo	$440,000	$705	35
13 Rogers Rd	1.48mi	2/1.0 (-1)	884 (+22%)	1mo	$525,000	$594	34
25 Skerry Rd	1.30mi	2/1.0 (-1)	864 (+19%)	9mo	$502,000	$581	28
9 Bayberry Ln	1.49mi	2/1.0 (-1)	625 (-14%)	11mo	$483,400	$773	28

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: 42.7%
• Equity multiple: 2.84×
• Total profit: $36,092
• Equity at exit: $10,437

10-year hold

• IRR: 48.8%
• Equity multiple: 5.72×
• Total profit: $92,573
• Equity at exit: $6,052

Cash invested: $19,600 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active
• Months of supply: 9.0 mo (11%/mo absorbed)
• Median asking: $139,900 ($164/sqft)
• Median days on market: 41 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: -19.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 02660

• Home prices YoY: -25.4%
• Active inventory: 48
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,555 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $744

Break-even live

Break-even rent $612

Max offer price $69,999

Occupancy floor 47%

Sensitivity live

Price	-10% $793	-5% $769	+0% $744	+5% $720	+10% $696
Rent	-10% $622	-5% $683	+0% $744	+5% $806	+10% $867
Rate	-1.0pp $780	-0.5pp $762	base $744	+0.5pp $726	+1.0pp $708

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: $17,500
• Closing costs: $2,100
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-09-23
   days on market $69,999 Active 179 DOM
2. 2026-09-21
   days on market $69,999 Active 177 DOM
3. 2026-09-20
   days on market $69,999 Active 176 DOM
4. 2026-09-18
   days on market $69,999 Active 174 DOM
5. 2026-09-17
   days on market $69,999 Active 173 DOM
6. 2026-09-16
   days on market $69,999 Active 172 DOM
7. 2026-09-15
   days on market $69,999 Active 171 DOM
8. 2026-09-14
   days on market $69,999 Active 170 DOM
9. 2026-09-13
   days on market $69,999 Active 169 DOM
10. 2026-09-12
    days on market $69,999 Active 168 DOM
11. 2026-09-11
    days on market $69,999 Active 167 DOM
12. 2026-09-05
    pricedays on market $69,999 Active 161 DOM
13. 2026-09-04
    days on market $72,900 Active 160 DOM
14. 2026-09-03
    days on market $72,900 Active 159 DOM
15. 2026-09-02
    days on market $72,900 Active 158 DOM
16. 2026-08-29
    days on market $72,900 Active 154 DOM
17. 2026-08-28
    days on market $72,900 Active 153 DOM
18. 2026-08-27
    days on market $72,900 Active 152 DOM
19. 2026-08-26
    days on market $72,900 Active 151 DOM
20. 2026-08-25
    days on market $72,900 Active 150 DOM
21. 2026-08-24
    days on market $72,900 Active 149 DOM
22. 2026-08-23
    days on market $72,900 Active 148 DOM
23. 2026-08-22
    days on market $72,900 Active 147 DOM
24. 2026-08-21
    days on market $72,900 Active 146 DOM
25. 2026-08-20
    days on market $72,900 Active 145 DOM
26. 2026-08-19
    days on market $72,900 Active 144 DOM
27. 2026-08-18
    days on market $72,900 Active 143 DOM
28. 2026-08-17
    days on market $72,900 Active 142 DOM
29. 2026-08-16
    days on market $72,900 Active 141 DOM
30. 2026-08-15
    days on market $72,900 Active 140 DOM
31. 2026-08-14
    days on market $72,900 Active 139 DOM
32. 2026-08-13
    days on market $72,900 Active 138 DOM
33. 2026-08-12
    days on market $72,900 Active 137 DOM
34. 2026-08-11
    days on market $72,900 Active 136 DOM
35. 2026-08-10
    days on market $72,900 Active 135 DOM
36. 2026-08-09
    days on market $72,900 Active 134 DOM
37. 2026-08-08
    days on market $72,900 Active 133 DOM
38. 2026-08-07
    days on market $72,900 Active 132 DOM
39. 2026-08-06
    days on market $72,900 Active 131 DOM
40. 2026-08-05
    days on market $72,900 Active 130 DOM
41. 2026-08-04
    days on market $72,900 Active 129 DOM
42. 2026-08-03
    days on market $72,900 Active 128 DOM
43. 2026-07-31
    days on market $72,900 Active 125 DOM
44. 2026-07-29
    days on market $72,900 Active 123 DOM
45. 2026-07-27
    days on market $72,900 Active 121 DOM
46. 2026-07-25
    days on market $72,900 Active 119 DOM
47. 2026-07-24
    days on market $72,900 Active 118 DOM
48. 2026-07-23
    days on market $72,900 Active 117 DOM
49. 2026-07-22
    days on market $72,900 Active 116 DOM
50. 2026-07-21
    days on market $72,900 Active 115 DOM

ⓘ 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

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥85°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,655
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,492
• − Management: −$1,492
• − Depreciation: −$2,036
• Taxable income: $8,313
• Est. tax owed @ 24.0%: −$1,995
• After-tax cash flow: $6,938/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

Good 75/100 Cosmetic rehab Est. rehab $3,635–$10,905 screening

This single-family home in Old Chatham Resort, Dennis, Cape Cod, is in good condition with recent updates and a spacious outdoor area. It is move-in ready and offers a great value for both resale and rental.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and outdoor living space. ↑
• Both Painting exterior — Fresh paint improves curb appeal and home value. ↑
• Both Landscaping and fire pit cleaning — Maintains outdoor living space and enhances curb appeal. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 38/100

Zoned Schools

Elementary Ezra H Baker Innovation School F MA #577/938 Nat'l #23,081/41,679 Middle Dennis-Yarmouth Middle School F MA #175/305 Nat'l #7,347/14,009 High Dennis-Yarmouth Regional High F MA #210/343 Nat'l #7,439/17,239

Schools (NCES district)

• District: Dennis-Yarmouth
• NCES district ID: 2504140
• Math proficiency: 31% ▼ -11.00%
• Reading proficiency: 42% ▼ -2.00%
• Median HH income: $54,049
• Composite: 31.94/100
• National rank: #5845
• State rank: #222 of 302 in MA

C Composite livability gradescore 65/100

Livability — South Dennis

• Score: 65/100
• State rank: #183
• US rank: #12692

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Dennis, MA
• County: Barnstable · 208,497 people
• City population: 6,767
• Metro: Barnstable Town, MA
• Population (ZIP): 6,767
• Household income: $91,449
• Rent vs Own: 24.2% rent · 75.8% own
• Severe rent burden: 14% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 3% Black 2% Two or more races 1%
• Common ancestry: Slovak 7% Lithuanian 5% Romanian 3%
• Foreign-born: 4% · Canada
• Languages at home: 97% English-only · Other Indo-European 1% Spanish 1% French/Haitian/Cajun 1%

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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: ▼ -125.70%
• Current HPI: 368.8683
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.28%
• F500 in state: 38

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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

-18.9% since first listed

13 events — show timeline

• 2026-03-28 Listed $72,900 CCIMLS
• 2026-01-31 Listing Removed — CCIMLS
• 2025-12-02 Relisted — CCIMLS
• 2025-11-13 Listing Removed — CCIMLS
• 2025-10-01 Price Changed $72,900 CCIMLS
• 2025-09-27 Price Changed $73,500 CCIMLS
• 2025-09-16 Price Changed $74,500 CCIMLS
• 2025-09-04 Price Changed $74,900 CCIMLS
• 2025-08-22 Listed $75,900 CCIMLS
• 2023-08-14 Sold (MLS) $77,450 CCIMLS
• 2023-08-10 Pending — CCIMLS
• 2023-07-29 Price Changed $79,900 CCIMLS
• 2023-07-03 Listed $89,900 CCIMLS