365 Main St #3 · Sturbridge, MA 01566

$65,000

2 bd · 1.0 ba · 800 sqft · Manufactured · 74 Days on market

Built 1972 $355/mo HOA · 16% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a cozy and convenient living space? This charming 2 bedroom mobile home in a land-leased community may be just what you are looking for. Conveniently located with easy access to shopping, dining and entertainment.(Retirement community for residents aged 55 years of age or older).

Key facts

• Parking
• Built 1972
• Listed 74 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.
• Cap rate 24.8% vs local median 1.9% in Sturbridge — 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 62/100 on livability (#207 in MA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: amenities F, commute F, cost of living F.
• Tantasqua (rural): math 54% / reading 57% proficiency, ranked #85 of 302 in MA (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 37 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 2,293 units permitted in Worcester County in 2024 (1,205 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y 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.

Recommended offer $61,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 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 1972 — 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. 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?
7. 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.
8. 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.
9. 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: 3.52% ✓
• Cap rate: 24.82%
• Cash-on-cash: 66.16%
• DSCR: 3.94
• GRM: 2.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 65.6%
• Equity multiple: 3.95×
• Total profit: $53,629
• Equity at exit: $9,692

10-year hold

• IRR: 69.9%
• Equity multiple: 8.14×
• Total profit: $130,019
• Equity at exit: $5,620

Cash invested: $18,200 (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 01566

• Home prices YoY: -14.6%
• Active inventory: 37
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $2,288 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$355
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $1,003

Break-even live

Break-even rent $1,018

Max offer price $65,000

Occupancy floor 51%

Sensitivity live

Price	-10% $1,048	-5% $1,026	+0% $1,003	+5% $981	+10% $959
Rent	-10% $823	-5% $913	+0% $1,003	+5% $1,094	+10% $1,184
Rate	-1.0pp $1,036	-0.5pp $1,020	base $1,003	+0.5pp $987	+1.0pp $969

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
423 Main St Sturbridge, MA	1.0	1.0	600	$1,850	$3.08	21d	1	0.53mi
505 Main St Sturbridge, MA	2.0	1.0	850	$2,500	$2.94	14d	1	1.04mi
505 Main St Sturbridge, MA	3.0	1.0	1000	$2,800	$2.80	19d	1	1.04mi
90 Hall Rd Sturbridge, MA	1.0–2.0	1.0–1.5	1100	$2,355	$2.14	12d	1	1.25mi

HOA detail

• Monthly dues: $355 · $4,260/yr

Listing history 37 events

1. 2026-06-18
   days on market $65,000 Active 74 DOM
2. 2026-06-17
   days on market $65,000 Active 73 DOM
3. 2026-06-16
   days on market $65,000 Active 72 DOM
4. 2026-06-15
   days on market $65,000 Active 71 DOM
5. 2026-06-14
   days on market $65,000 Active 69 DOM
6. 2026-06-13
   days on market $65,000 Active 68 DOM
7. 2026-06-10
   days on market $65,000 Active 66 DOM
8. 2026-06-09
   days on market $65,000 Active 65 DOM
9. 2026-06-08
   days on market $65,000 Active 64 DOM
10. 2026-06-07
    days on market $65,000 Active 63 DOM
11. 2026-06-05
    days on market $65,000 Active 60 DOM
12. 2026-06-03
    days on market $65,000 Active 59 DOM
13. 2026-06-02
    days on market $65,000 Active 58 DOM
14. 2026-06-01
    days on market $65,000 Active 57 DOM
15. 2026-05-31
    statusdays on market $65,000 Active 56 DOM
16. 2026-05-31
    days on market $65,000 Back On Market 55 DOM
17. 2026-04-27
    status Under Agreement
18. 2026-04-10
    status Back On Market
19. 2026-04-01
    status Under Agreement
20. 2026-02-25
    listed $65,000 New
21. 2024-12-22
    soldstatus $63,000 Sold 294-char remark

    Show marketing remark (294 chars)

    Looking for a cozy and convenient living space? This charming 2 bedroom mobile home in a land-leased community may be just what you are looking for. Conveniently located with easy access to shopping, dining and entertainment.(Retirement community for residents aged 55 years of age or older).

22. 2024-11-29
    status Under Agreement 294-char remark

    Show marketing remark (294 chars)

    Looking for a cozy and convenient living space? This charming 2 bedroom mobile home in a land-leased community may be just what you are looking for. Conveniently located with easy access to shopping, dining and entertainment.(Retirement community for residents aged 55 years of age or older).

23. 2024-11-18
    status Back On Market 294-char remark

    Show marketing remark (294 chars)

    Looking for a cozy and convenient living space? This charming 2 bedroom mobile home in a land-leased community may be just what you are looking for. Conveniently located with easy access to shopping, dining and entertainment.(Retirement community for residents aged 55 years of age or older).

24. 2024-10-24
    status Under Agreement 294-char remark

    Show marketing remark (294 chars)

    Looking for a cozy and convenient living space? This charming 2 bedroom mobile home in a land-leased community may be just what you are looking for. Conveniently located with easy access to shopping, dining and entertainment.(Retirement community for residents aged 55 years of age or older).

25. 2024-10-21
    price $65,000 294-char remark

    Show marketing remark (294 chars)

    Looking for a cozy and convenient living space? This charming 2 bedroom mobile home in a land-leased community may be just what you are looking for. Conveniently located with easy access to shopping, dining and entertainment.(Retirement community for residents aged 55 years of age or older).

26. 2024-09-18
    status Active 294-char remark

    Show marketing remark (294 chars)

    Looking for a cozy and convenient living space? This charming 2 bedroom mobile home in a land-leased community may be just what you are looking for. Conveniently located with easy access to shopping, dining and entertainment.(Retirement community for residents aged 55 years of age or older).

27. 2024-09-18
    status Under Agreement 294-char remark

    Show marketing remark (294 chars)

    Looking for a cozy and convenient living space? This charming 2 bedroom mobile home in a land-leased community may be just what you are looking for. Conveniently located with easy access to shopping, dining and entertainment.(Retirement community for residents aged 55 years of age or older).

28. 2024-09-12
    listed $80,000 New 294-char remark

    Show marketing remark (294 chars)

    Looking for a cozy and convenient living space? This charming 2 bedroom mobile home in a land-leased community may be just what you are looking for. Conveniently located with easy access to shopping, dining and entertainment.(Retirement community for residents aged 55 years of age or older).

29. 2015-08-27
    soldstatus $7,500 Sold 561-char remark

    Show marketing remark (561 chars)

    55+ park, tucked away in the heart of Sturbridge. Close to shops, multiple restaurants, Cedar Lake and easy highway access. Older model however furnace and windows are less than ten years old and new carpet in living room and hall. Roof will need repair. Open living room and kitchen makes home feel larger. Sold "As Is". Park fee is $240 which includes water, sewer, trash removal, real estate taxes and snow plowing. Agents attached are the Rules and Regulations of the Association and the Application (states rental, but also used for purchasers).

30. 2015-08-18
    status Contingent 561-char remark

    Show marketing remark (561 chars)

    55+ park, tucked away in the heart of Sturbridge. Close to shops, multiple restaurants, Cedar Lake and easy highway access. Older model however furnace and windows are less than ten years old and new carpet in living room and hall. Roof will need repair. Open living room and kitchen makes home feel larger. Sold "As Is". Park fee is $240 which includes water, sewer, trash removal, real estate taxes and snow plowing. Agents attached are the Rules and Regulations of the Association and the Application (states rental, but also used for purchasers).

31. 2015-08-03
    status Back On Market 561-char remark

    Show marketing remark (561 chars)

    55+ park, tucked away in the heart of Sturbridge. Close to shops, multiple restaurants, Cedar Lake and easy highway access. Older model however furnace and windows are less than ten years old and new carpet in living room and hall. Roof will need repair. Open living room and kitchen makes home feel larger. Sold "As Is". Park fee is $240 which includes water, sewer, trash removal, real estate taxes and snow plowing. Agents attached are the Rules and Regulations of the Association and the Application (states rental, but also used for purchasers).

32. 2015-07-30
    status Contingent 561-char remark

    Show marketing remark (561 chars)

    55+ park, tucked away in the heart of Sturbridge. Close to shops, multiple restaurants, Cedar Lake and easy highway access. Older model however furnace and windows are less than ten years old and new carpet in living room and hall. Roof will need repair. Open living room and kitchen makes home feel larger. Sold "As Is". Park fee is $240 which includes water, sewer, trash removal, real estate taxes and snow plowing. Agents attached are the Rules and Regulations of the Association and the Application (states rental, but also used for purchasers).

33. 2015-07-23
    price $10,000 561-char remark

    Show marketing remark (561 chars)

    55+ park, tucked away in the heart of Sturbridge. Close to shops, multiple restaurants, Cedar Lake and easy highway access. Older model however furnace and windows are less than ten years old and new carpet in living room and hall. Roof will need repair. Open living room and kitchen makes home feel larger. Sold "As Is". Park fee is $240 which includes water, sewer, trash removal, real estate taxes and snow plowing. Agents attached are the Rules and Regulations of the Association and the Application (states rental, but also used for purchasers).

34. 2015-06-16
    price $14,000 561-char remark

    Show marketing remark (561 chars)

    55+ park, tucked away in the heart of Sturbridge. Close to shops, multiple restaurants, Cedar Lake and easy highway access. Older model however furnace and windows are less than ten years old and new carpet in living room and hall. Roof will need repair. Open living room and kitchen makes home feel larger. Sold "As Is". Park fee is $240 which includes water, sewer, trash removal, real estate taxes and snow plowing. Agents attached are the Rules and Regulations of the Association and the Application (states rental, but also used for purchasers).

35. 2015-06-01
    price $16,000 561-char remark

    Show marketing remark (561 chars)

    55+ park, tucked away in the heart of Sturbridge. Close to shops, multiple restaurants, Cedar Lake and easy highway access. Older model however furnace and windows are less than ten years old and new carpet in living room and hall. Roof will need repair. Open living room and kitchen makes home feel larger. Sold "As Is". Park fee is $240 which includes water, sewer, trash removal, real estate taxes and snow plowing. Agents attached are the Rules and Regulations of the Association and the Application (states rental, but also used for purchasers).

36. 2015-05-18
    price $18,000 561-char remark

    Show marketing remark (561 chars)

    55+ park, tucked away in the heart of Sturbridge. Close to shops, multiple restaurants, Cedar Lake and easy highway access. Older model however furnace and windows are less than ten years old and new carpet in living room and hall. Roof will need repair. Open living room and kitchen makes home feel larger. Sold "As Is". Park fee is $240 which includes water, sewer, trash removal, real estate taxes and snow plowing. Agents attached are the Rules and Regulations of the Association and the Application (states rental, but also used for purchasers).

37. 2015-03-22
    listed $20,000 New 561-char remark

    Show marketing remark (561 chars)

    55+ park, tucked away in the heart of Sturbridge. Close to shops, multiple restaurants, Cedar Lake and easy highway access. Older model however furnace and windows are less than ten years old and new carpet in living room and hall. Roof will need repair. Open living room and kitchen makes home feel larger. Sold "As Is". Park fee is $240 which includes water, sewer, trash removal, real estate taxes and snow plowing. Agents attached are the Rules and Regulations of the Association and the Application (states rental, but also used for purchasers).

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

Taxation est. · year 1

• Rental income: $27,458
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$2,197
• − Management: −$2,197
• − HOA: −$4,260
• − Depreciation: −$1,891
• Taxable income: $11,973
• Est. tax owed @ 24.0%: −$2,873
• After-tax cash flow: $9,168/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: Tantasqua
• NCES district ID: 2511490
• Math proficiency: 54% ▼ -8.00%
• Reading proficiency: 57% ▲ 4.00%
• Median HH income: $77,774
• Composite: 49.99/100
• National rank: #1923
• State rank: #85 of 302 in MA

Livability — Sturbridge

• Score: 62/100
• State rank: #207
• US rank: #16446

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 7,054
• Population (ZIP): 7,054

Population outlook (Worcester County) Hauer SSP2

• Today (2025): 850,858 people
• By 2030: 860,403 · +1.1%
• By 2040: 869,902 · +2.2%
• By 2050: 869,110 · +2.1%
• By 2075: 870,120 · +2.3%
• By 2100: 829,703 · -2.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Asian 3% Two or more races 3% Hispanic / Latino 3% Black 1%
• Common ancestry: Lithuanian 12% Romanian 8% Slovak 3%
• Foreign-born: 6% · Canada, China, Vietnam
• Languages at home: 94% English-only · Other Indo-European 2% Tagalog/Filipino 1% Spanish 1%

Political lean MEDSL · Worcester

• 2024 margin: D (+10.0) · D 53.9% · R 43.9% · Other 2.2%
• 2008→2024 swing: -3.8pp toward R · 2008: 13.8pp · 2024: 10.0pp
• All cycles: 2024: D+10.0 2020: D+17.8 2016: D+10.5 2012: D+9.2 2008: D+13.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.44%
• Current HPI: 266.9287
• 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

+225.0% since first listed

21 events — show timeline

• 2026-04-27 Pending — MLS PIN
• 2026-04-10 Relisted — MLS PIN
• 2026-04-01 Pending — MLS PIN
• 2026-02-25 Listed $65,000 MLS PIN
• 2024-12-22 Sold (MLS) $63,000 MLS PIN
• 2024-11-29 Pending — MLS PIN
• 2024-11-18 Relisted — MLS PIN
• 2024-10-24 Pending — MLS PIN
• 2024-10-21 Price Changed $65,000 MLS PIN
• 2024-09-18 Relisted — MLS PIN
• 2024-09-18 Pending — MLS PIN
• 2024-09-12 Listed $80,000 MLS PIN
• 2015-08-27 Sold (MLS) $7,500 MLS PIN
• 2015-08-18 Pending — MLS PIN
• 2015-08-03 Relisted — MLS PIN
• 2015-07-30 Pending — MLS PIN
• 2015-07-23 Price Changed $10,000 MLS PIN
• 2015-06-16 Price Changed $14,000 MLS PIN
• 2015-06-01 Price Changed $16,000 MLS PIN
• 2015-05-18 Price Changed $18,000 MLS PIN
• 2015-03-22 Listed $20,000 MLS PIN