Boston Property Report — 2026-08-07

Furlong PA → Boston Area relocation. Fresh search each run — no day-over-day deltas.

27 qualifying corridor listings across all seven in-scope towns (13 active, 13 pending, 1 status-unconfirmed) — Rehoboth MA is again deepest at 12 but fails the 10-minute rail rule, Norwood MA returns two listings and zero active inventory, and Mansfield MA is unusually strong this run with three actives all inside the 10-minute rail radius. The cheapest buildable entries are 0 Read St, Attleboro MA at $115,000 (status unconfirmed) and 156 Rocky Hill Rd, Rehoboth MA at $229,000; utilities are unconfirmed on essentially every corridor parcel this run. 10 RI beach-area rental buy candidates plus 2 hard-excluded no-rental cottage colonies, with Post Road Park, North Kingstown RI the only sub-$100K entry and the strongest Wickford Junction access; Narragansett RI's 2024 permit-cap ordinance remains frozen under injunction with no 2026 ruling found, and the statewide 5% RI whole-home short-term-rental tax is confirmed in force since 2026-01-01.

Criteria in force this run

Section 1 — lot size 0.75 to 5.0 acres inclusive; vacant/buildable land, teardown-grade property, or existing single-family home. Public water + sewer at the street preferred but never a disqualifier. ≤10 min to an MBTA Providence/Stoughton line station; ≤15 min hospital; ≤30 min highly rated library; ≤30 min Planet Fitness. Towns: Canton MA, Stoughton MA, Sharon MA, Norwood MA, Mansfield MA, Attleboro MA, Rehoboth MA. The manufactured-home requirement is dropped from this section (Bill's decision 2026-07-31).
Rehoboth MA is included flagged — its station drive times run ~18–22 min and fail the 10-minute rail rule, but it carries the deepest qualifying inventory.
Section 2 — properties to buy and then rent out weekly: condos, duplexes/two-families, mobile/manufactured homes, and small-square-footage houses/cottages. Near beaches and within ~15 min of a Providence/Stoughton line station, in areas where weekly vacation rentals are already established.
All drive times below are estimates, not routed calculations.

Section 1 — Corridor land & homes (0.75–5.0 acres)

Canton MA · Stoughton MA · Sharon MA · Norwood MA

Address	Price	Acres	Structure	Utilities	Station (est.)	Hosp / Lib / PF (est.)	Zoning	Status	Source
106 Indian Ln, Canton MA	$329,000	1.00	Vacant buildable lot, backs to conservation land	Unknown — not stated; well/septic likely	Canton Junction ~7–10 min	~12–15 / ~5–8 / ~10–15 min	Residential, undeveloped	Active	LandSearch
140 York St, Canton MA	$1,999,000	1.10	Existing SFH 6bd/4ba, 6,696 sqft — not a teardown	Unknown	Canton Junction ~8–10 min	~12–15 / ~8 / ~10–15 min	Residential estate lot	Pending	Land.com
West St (Lot 4), Stoughton MA	$449,900	1.76	Vacant buildable lot, abuts Muddy Pond Conservation Land	Unknown — listing does not state public water/sewer	Stoughton ~6 min (seller-stated)	~12–15 / ~5–8 / ~5–10 min	RB (Residence B)	Active	LandSearch
1961 Washington St, Stoughton MA	$1,099,900	3.50	Existing 3bd/1ba 996 sqft — likely teardown/redevelopment	Unknown	Stoughton ~5–8 min	~10–15 / ~5–10 / ~5–10 min	Improved mixed-use land — confirm SFH use is permitted	Pending	LandSearch
10 Cobbler Ln, Sharon MA	$575,000	1.99	Vacant buildable lot, last lot in Layton Estates; walk-out basement grade	5-bedroom septic design on file; gas + electric at street; water source not confirmed public	Sharon ~3–5 min	~15 / ~5 / ~15–20 min	RES	Active	Coldwell Banker
7 Tisdale Rd, Sharon MA	$1,049,900	2.39	Existing SFH 4bd/2.5ba, 4,270 sqft	Unknown	Sharon ~8–10 min	~15 / ~8–10 / ~15–20 min	Residential	Pending (under agreement)	LandSearch
580 Mountain St, Sharon MA	$1,050,000	1.84	Existing SFH 4bd/3ba, 3,045 sqft	Unknown	Sharon ~12–15 min — East Sharon, may exceed the 10-min rule	~15–18 / ~12–15 / ~20 min	Residential	Pending (under agreement)	LandSearch
230 Richland Rd, Norwood MA	$679,900	1.24	Existing SFH 3bd/1ba, 1,540 sqft	Unknown	Norwood Central / Norwood Depot ~7–10 min	~10–15 (Norwood Hospital still closed post-2020 flood — nearest operating hospital is Dedham/Westwood area) / ~5–8 / ~5–10 min	Residential	Pending	LandWatch
816 Neponset St, Norwood MA	$900,000	Acreage unconfirmed — sources give 1.78 or 2.79; both inside band	Two existing older homes sold as a redevelopment package (potential up to 5 SFH lots) — teardown candidate	Unknown for this parcel; town water/sewer confirmed at street on a nearby Deerfield Rd parcel, which is not confirmation here	Norwood Central / Norwood Depot ~8–12 min	~10–15 / ~8–10 / ~8–12 min	Potential multi-lot subdivision — verify zoning/approval status with the agent	Under agreement	MNT Intl

Mansfield MA · Attleboro MA

Address	Price	Acres	Structure	Utilities	Station (est.)	Hosp / Lib / PF (est.)	Zoning	Status	Source
1125 School St, Mansfield MA	$1,200,000	3.04	Existing SFH 3bd/3ba, 3,339 sqft (built 1985)	Unknown	Mansfield ~6–8 min	~12 / ~7 / ~15 min	Residential, West Mansfield	Active	Redfin
75 Fowler St, Mansfield MA	$995,000	2.35	Vacant buildable land — developer opportunity	Unknown	Mansfield ~6–8 min	~12 / ~6 / ~15 min	Near Rte 140 — verify zoning/subdivision potential	Active	Homes.com
45 James St, Mansfield MA	$975,000	0.95	Existing SFH 4bd/2.5ba, 2,578 sqft, fully updated	Unknown	Mansfield ~5–7 min	~12 / ~6 / ~14 min	Residential	Active	Zillow
32 Thayer Farm Rd, Attleboro MA	$739,000	2.10	Existing SFH 5bd/2.5ba, 3,352 sqft	Unknown	Attleboro ~10 min (near Norton line)	~10 / ~10 / ~10 min	Residential	Active	LandSearch
23 York Dr, Attleboro MA	$374,900	1.97	Vacant buildable land	Unknown	Attleboro ~10–12 min	~10 / ~10 / ~10 min	Residential	Pending	Land.com
0 Read St, Attleboro MA	$115,000	3.81 — acreage unconfirmed (aggregator snippets only)	Vacant buildable land	Unknown	South Attleboro / Attleboro ~10–12 min	~10–12 / ~10 / ~10 min	Residential; near the Rehoboth town line	Status unconfirmed — no live fetchable listing page; Zillow's Attleboro land search is JS-gated	Zillow (category page)

Rehoboth MA — flagged: station drive ~18–22 min, fails the 10-minute rail rule

All Rehoboth MA parcels below are rural and almost certainly on private well and septic; none had public water or sewer confirmed at the street. Nearest station for all is Attleboro Station. Amenity estimates run Sturdy Memorial Hospital ~15–18 min, Blanding Public Library (Rehoboth MA) ~8–12 min, Planet Fitness (Attleboro MA) ~20–22 min.

Address	Price	Acres	Structure	Utilities	Station (est.)	Status	Source
156 Rocky Hill Rd, Rehoboth MA	$229,000	1.99	Vacant/buildable land	Unknown — verify perc/septic feasibility	~18–20 min	Active	Land.com
275 Summer St, Rehoboth MA	$699,000	2.75	Existing SFH 3bd/2ba, 1,676 sqft	Unknown	~18 min	Active	Land.com
170 Rocky Hill Rd, Rehoboth MA	$739,900	4.00	Existing SFH 3bd/2ba, 2,473 sqft	Unknown — rural, likely private well/septic	~18–22 min	Active	Land.com
6 Running Stream Road, Rehoboth MA	$999,999	1.38	Existing SFH 5bd/3ba, 3,770 sqft	Unknown	~20 min	Active	Land.com
52 Round Farm Rd, Rehoboth MA	$1,100,000	1.51	Existing SFH 3bd/2ba, 2,522 sqft	Unknown	~18–20 min	Active	Land.com
15 Key West Boulevard, Rehoboth MA	$1,249,000	3.01	Existing SFH 3bd/3ba, 3,647 sqft	Unknown	~20 min	Active	Land.com
72 New St, Rehoboth MA	$499,900	1.96	Existing SFH 3bd/2ba, 1,387 sqft	Unknown	~18 min	Pending	Land.com
19 Cedar St, Rehoboth MA	$589,000	1.60	Existing SFH 3bd/2.5ba, 2,400 sqft	Unknown	~19 min	Pending (under contract)	LandSearch
224 Perryville Road, Rehoboth MA	$649,000	2.36	Existing SFH 3bd/2ba, 1,802 sqft	Unknown	~20 min	Pending	Land.com
5 Victoria Lane, Rehoboth MA	$850,000	1.87	Existing SFH 3bd/2ba, 3,175 sqft	Unknown	~19 min	Pending	Land.com
138 Chestnut Street, Rehoboth MA	$949,900	1.39	Existing SFH 4bd/4ba, 3,647 sqft	Unknown	~19 min	Pending	Land.com
48 Round Farm Rd, Rehoboth MA	$1,200,000	1.50	Existing SFH 4bd/3ba, 2,820 sqft	Unknown	~19 min	Pending	LandSearch

Section 1 — excluded and why

Outside the acreage band: 210 Dedham St, Canton MA (0.72 ac); 0 Quail Run, Norwood MA (0.58 ac); 18 York Dr, Attleboro MA (0.47 ac); Oak St, Attleboro MA (0.19 ac); Washington St, Stoughton MA (5.3 ac); 0 Deerfield Rd, Norwood MA (6.21 ac, under contract, town water & sewer confirmed at street — the only parcel this run with confirmed public utilities, but over the ceiling); Lot 8G Thacher St, Rehoboth MA (5.3 ac); 933 Pleasant St, Rehoboth MA (6.78 ac); 339 Tremont St, Rehoboth MA (6 ac); 82 Hornbine Rd, Rehoboth MA (7.8 ac); 241 Perryville Rd, Rehoboth MA (9.5 ac); 70 Wheaton Ave, Rehoboth MA (118 ac).
Wrong zoning: Atkinson Avenue Ext, Stoughton MA (1.3 ac, $99,000) and a second 1.3-ac Stoughton MA parcel at $369,900 — both zoned commercial, not buildable for single-family. Note this drops last run's cheapest corridor entry.
Could not verify as currently listed: 8½ Tracywood Rd, Canton MA (1.34 ac, $249,900) — only a 2010 sale record found, no live listing; East Foxboro St, Sharon MA (~1.38 ac, ~$395,000) — appears in snippets but no fetchable listing page; 92 Union St, Norwood MA (1.05 ac) — flagged as sold 11/2025.
Confirmed not for sale: 376 Lot C Mountain St, Sharon MA (2.93 ac) — sold September 2022, explicitly "NOT LISTED FOR SALE" per Homes.com.

Section 2 — RI beach-area weekly-rental buy candidates

Properties Bill would buy and then offer as weekly rentals — not places for him to rent.

Address	Town	Price	Type	Bd/Ba	Sq ft	HOA / park fee	Beach (est.)	Station (est.)	STR notes	Status	Source
6101 Post Rd #92, North Kingstown RI	North Kingstown RI	$59,900	Manufactured home, Post Road Park (land lease)	2/1	840	Lot rent from ~$397/mo	Wickford / Sand Hill Cove ~15–20 min	Wickford Junction ~10 min	Park rules on subleasing not stated — call the park office before purchase	Active per aggregator — verify	RILiving
Post Road Park (community), North Kingstown RI	North Kingstown RI	Homes from $59,900	All-ages manufactured-home park (est. 1952)	Varies	Varies	Lot rent $397+/mo	Narragansett / Wickford beaches ~15–20 min	Wickford Junction ~10 min	Land-lease community — confirm renting is permitted before buying	Multiple homes listed	MHVillage
Bonnet Shores condo, Narragansett RI	Narragansett RI (Bonnet Shores)	~$255,000 (price reduced)	Condo	Not fully specified	~600	Not disclosed	Bonnet Shores Beach ~5 min	Wickford Junction ~20 min — exceeds the 15-min target	Narragansett ordinance (enjoined); Bonnet Shores Beach Club membership is separate and NOT guaranteed with purchase	Active per aggregator	EZHomeSearch
Northgate Condominiums (South Bay Dr), Narragansett RI	Narragansett RI	~$255,000–$485,000 community range	Condo	2/1.5 typical	~1,762 typical	Not disclosed — confirm with agent	Narragansett Town Beach / Bonnet Shores ~5–10 min	Wickford Junction ~20–25 min	Subject to Narragansett's enjoined 2024 ordinance	Community range only — no confirmed live unit	BEX Realty
Surfside Condominiums, Narragansett RI	Narragansett RI	$999,000 (2bd unit cited)	Condo	2/2	1,007	HOA present, fee not disclosed	Narragansett Town Beach — walking distance	Wickford Junction ~20–25 min	Subject to Narragansett's enjoined 2024 ordinance	Comps to $1.35M; verify current availability	JamesEdition
28 Park Ave, Wakefield RI	South Kingstown RI	$2,200,000 vs $629,000 — sources conflict, resolve with agent	Multi-family / duplex	4/3 (smaller-unit data)	~2,500	None (fee simple)	South Kingstown Town Beach ~10 min	Wickford Junction ~20–25 min	South Kingstown annual STR registration required ($100)	Active — confirm MLS record	Coldwell Banker
18 Railroad Ave, West Kingston, South Kingstown RI	South Kingstown RI	$629,000–$695,000 (snapshots differ)	Duplex — former general store, two 2bd units	4/2.5	1,200 vs 3,458 — conflicting, verify	None (fee simple)	South County beaches ~15 min	Kingston Amtrak adjacent (not MBTA); Wickford Junction ~15–20 min	South Kingstown STR registration required	Listed May 2025 — confirm still active	Compass
Wickford Woods (55+), North Kingstown RI	North Kingstown RI	$839,000 (unit cited)	Condo, 55+ resale-only community	Primary + guest, loft	Not specified	HOA present, fee not disclosed	Wickford Village waterfront ~5 min	Wickford Junction ~5–10 min	55+ age restriction likely blocks or severely limits weekly rental regardless of STR law — read the HOA docs first	Active under contract at time of search	RIHouseHunt
53 Conanicus Ave, Jamestown RI	Jamestown RI	$1,100,000 (Apt 1F) / $1,495,000 (Apt 5A)	Condo	2/2 each	1,421–1,561	HOA present, fee not disclosed	East Ferry waterfront — walking distance	Wickford Junction ~25–30 min incl. bridge tolls — exceeds the 15-min target	Jamestown registration, $350/yr, inspection required; no ban	Active per aggregator	Homes.com
Oakland Beach & Conimicut, Warwick RI	Warwick RI	Median ~$394,950 (Oakland Beach) / ~$433,604 (Conimicut)	Condo / small cottage mix	Varies	Varies	Varies	Oakland Beach / Conimicut Point — walking distance in-neighborhood	T.F. Green Warwick ~10–12 min	2023 ordinance permits STR in residential/mixed zones with no owner-occupancy requirement, but a 2025–26 proposal to ban non-owner-occupied STRs has unconfirmed status — call Warwick Building Dept	Neighborhood medians, not a single live listing — needs a live MLS pull	Homes.com

Weekly rental rate benchmarks — peak season

Area	Peak weekly range (est.)	Basis	Source
Narragansett RI	~$3,700–$4,000+/wk average; individual listings seen from $2,500/wk off-peak	AirDNA: 964 active listings, $538 ADR, 65% occupancy, $25,624 avg monthly revenue	AirDNA · Munroe RE
South Kingstown / Wakefield / Matunuck RI	~$1,700–$4,300+/wk	Nightly $245–$783 house avg; cottages avg $518/night; Matunuck avg $612/night × 7	Kayak · VacationCottage
Bonnet Shores RI	No dedicated dataset — use Narragansett's $538 ADR as a proxy, likely somewhat lower given more modest housing stock	Bonnet Shores is a Narragansett neighborhood; no sub-market data located	AirDNA (Narragansett proxy)
Jamestown RI	~$2,750/wk average	AirDNA: 220 active listings, $394 ADR, 62% occupancy, $29,677 avg monthly revenue	AirDNA
North Kingstown / Wickford / Saunderstown RI	~$2,400/wk average; nightly range $50–$3,080; cottages from ~$130/night	AirDNA / AirROI: 106 active listings, $343–$382 ADR	AirDNA · AirROI
Warwick shore RI (Oakland Beach, Conimicut, Buttonwoods, Warwick Neck)	~$1,840/wk average	AirDNA: 124 active listings, $263 ADR, 61% occupancy, $24.1K/yr avg revenue, revenue up 30.3% YoY	AirDNA · Rabbu

These are town-wide averages across all property types and sizes, not comps for the small condos, duplex units and cottages targeted above. Smaller units will generally rent below the town ADR and oceanfront units above it — pressure-test any specific property against comparable-unit listings on Airbnb/VRBO before buying.

Short-term-rental rules by town

Narragansett RI — rechecked this run. The 2024 ordinance (7-night minimum stay; permit cap of 1,100 from Sept 2024 dropping to 900 from Sept 2026) remains frozen under the preliminary injunction issued by Judge Sarah Taft-Carter in the Narragansett 2100 landlord-group suit. The most recent reporting located is November 2025; no 2026 ruling was found and the case has not reached a merits decision, so the ordinance is still not being enforced. Treat Narragansett as unsettled — the town could prevail and reinstate the cap and the 7-night minimum at any time, which is real regulatory risk on any Narragansett purchase. Sources: Boston Globe, WPRI, Town of Narragansett.
Statewide RI 5% whole-home STR tax — confirmed in force. Effective 2026-01-01, Rhode Island imposes a 5% state tax on short-term rentals of entire homes/condos (30 days or less), on top of an increased local hotel tax (1% → 2%). Confirmed still in effect as of this run. Newport has a carve-out to collect both directly. Sources: RI Div. of Taxation FAQ, Notice 2025-09.
Statewide baseline. Every RI host must register with the Dept. of Business Regulation before listing on any platform, and the registration number and expiration must appear on the listing. ADUs may not be offered as STRs. Source: RI DBR.
South Kingstown RI. Annual short-term residential rental registration required (adopted 2024-04-08; rental-registration ordinance 2025-10-14). $100 fee, $300 late fee, fines to $500. Filing deadline extended to 2026-03-31. No ban or cap found. Source: Town of South Kingstown.
North Kingstown RI (incl. Saunderstown, Wickford). No dedicated townwide STR registry page found; regulated through existing zoning/building/assessor processes, and renting can affect homestead tax exemption status. Roughly 54 units on the state DBR registry at the last data point. Confirm directly with NK Building/Zoning before buying.
Jamestown RI. Town clerk registration, $350/yr, building-official and fire-marshal inspection, occupancy capped at 2 per bedroom + 2, and an RI-resident local contact who can respond within 2 hours. No ban identified.
Warwick RI — status unresolved. The February 2023 ordinance permits STRs in residential and mixed-use village zones (prohibited in commercial/industrial) with no owner-occupancy requirement. A separate proposal from Councilman Ladouceur to ban non-owner-occupied STRs was reported, but whether it passed, failed, or is still pending could not be confirmed this run. Verify the current ordinance text with Warwick's Building Department before buying. Sources: WarwickPost, City of Warwick.
Legal backdrop. A 2025 Superior Court decision, Hughes v. Town of Exeter, upheld a town's ability to require a special-use zoning permit for STRs even though state law protects the right to advertise on hosting platforms — towns retain real leverage through land-use law, not just registries. This is the same logic underlying the unresolved Narragansett case. Source: Justia.

Explicit exclusions — cottages that look perfect and cannot be rented

Mary Carpenter's Beach / Beach Meadow — 854 Matunuck Beach Rd, South Kingstown RI. Leased-land cottage community (Carpenter's Beach Meadow, Inc.) directly across from Matunuck's beach. The community's own for-sale page states, in the sellers' own listing text, that cottages at Site 23 ($170,000) and Site 30 ($235,000) are "On leased land, cannot be rented." Site 82 ($239,000) and Site 96 ($125,000, a 2018 trailer) are on the same leased land and presumed subject to the same rule. Buyers get seasonal personal use only (first Friday in May through October 15) with no subletting — a hard exclusion for Bill's strategy. Source: carpentersbeachmeadowinc.com.
Roy Carpenter's Beach — 240 Cards Pond Rd, South Kingstown RI. 377 leased-land summer cottages on a private beach; renting is not allowed in the community, by long-standing rule that preserves its family-only character, with cottages typically passing down within families. On 2025-10-29 the Roy Carpenter's Beach Association bought the underlying land for $16.3M, converting from a landlord-lease model to member/cooperative ownership — a major structural change, but the no-rental prohibition long predates it and there is no indication it was lifted. Assume it still applies and confirm with the Association in writing. Sources: WPRI, roycarpenters.com.
Others checked, no prohibition found: comparable leased-land colonies at East Matunuck RI, Snug Harbor RI and Charlestown RI showed no documented no-rental rule, and active VRBO/VacationCottage listings in those exact areas are themselves evidence there is no blanket ban. Even so, any visibly leased-land community — shared "Association, Inc." ownership, seasonal-only operation, site fees — should be treated as suspect until the bylaws are confirmed in writing. Mary Carpenter's and Roy Carpenter's establish this is a recurring pattern in the Matunuck / South Kingstown RI cottage market.
Dead domain warning: matunuckbeachproperties.com, formerly a source for Roy Carpenter's cottage listings, now redirects to an unrelated Indonesian customs-office site. Hijacked or repurposed — do not use it.

Coverage & caveats

Zillow and Redfin remain the biggest gap. Both JS-gate their search and list pages, so those pages return an empty shell to any non-browser fetch. Individual Zillow property detail pages rendered when the exact URL was already known from a search result, which is how 45 James St, Mansfield MA made the table. By the sites' own listing counts this leaves roughly 5–10 additional land listings per corridor town unconfirmed, and it is why 0 Read St, Attleboro MA appears with an unconfirmed status against a category-page URL rather than a live listing.
Other blocked sources: Redfin detail pages returned empty on fetch and had to be corroborated through Compass, Coldwell Banker or LandSearch mirrors; where no mirror existed the listing was dropped rather than guessed. Kinlingrover.com and Pontegroupne.com detail pages also returned empty. LandWatch's town pages returned zero results for Mansfield MA and Attleboro MA, likely a site quirk rather than genuine zero inventory. LandSearch, Land.com and Homes.com rendered fully and carried most of this run.
Utilities are the weakest column this run. Public water and sewer at the street could not be confirmed for a single qualifying parcel. The one parcel with them confirmed — 0 Deerfield Rd, Norwood MA — is 6.21 acres and over the ceiling. 10 Cobbler Ln, Sharon MA is the closest thing to a utilities-documented lot, with a 5-bedroom septic design on file plus gas and electric at the street, though its water source is not confirmed public.
Section 2 is thinner than it looks. Several rows — Northgate, Bonnet Shores, Oakland Beach/Conimicut — are aggregator or neighborhood-median data rather than a single confirmed live MLS record, because individual current listings did not surface with clean source URLs. 28 Park Ave, Wakefield RI returned two irreconcilable prices ($2.2M and $629K) across sources. Bill's agent should pull live MLS sheets for those submarkets before acting on anything here.
Two unresolved regulatory questions carry forward: the Narragansett injunction has no 2026 ruling, and Warwick's proposed non-owner-occupied STR ban has an unknown pass/fail status. Both need a direct call rather than more searching.
All drive times are rough estimates based on general geography, not routed calculations, and should not be treated as precise.
Each run is a fresh search. No diff against yesterday's report; nothing is marked NEW, PRICE DROP, or GONE.

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