Boston Property Report — 2026-08-28

Furlong PA → Boston Area relocation. Fresh search, run 2026-08-28. Every run is independent — no day-over-day deltas.

23 corridor land & home listings on 0.75–5.0 acres (13 confirmed active, 1 flagged-active, 1 likely-not-active, 8 pending/contingent) with Rehoboth MA again by far the deepest at 11, Attleboro MA 3, Sharon MA 3, Stoughton MA 2, Mansfield MA 2, Canton MA 1 flagged, and Norwood MA 1 pending with zero active; 14 RI beach-area weekly-rental buy candidates and 24 duplex entries (12 MA, 12 RI, with Warren RI at 4 and Barrington RI at 4 carrying the RI depth); 156 Rocky Hill Rd, Rehoboth MA re-confirmed the cheapest active buildable parcel at $229,000 unchanged and verified at 1.99 ac perc-tested on a page checked within the hour, while 0 Read St, Attleboro MA at $115,000 has now FALLEN OFF its own brokerage’s active feed and a related Read St parcel is confirmed SOLD, so it is downgraded to likely-not-active; Canton MA 106 Indian Ln resurfaces active at $329,000 on LandSearch against a prior-sale record and is flagged as needing direct confirmation; Stoughton MA, Sharon MA, Jamestown RI, North Kingstown/Wickford RI, Wakefield/Peace Dale RI, Saunderstown RI, Bonnet Shores RI and the four named Warwick RI shore villages all returned zero confirmed duplexes; Norwood Hospital re-confirmed CLOSED with Healey’s eminent-domain seizure effective 2026-11-01; a THIRD no-rental leased-land cottage community — Knowles Camp, Burnside Ave, Narragansett RI — joins both Carpenter-family exclusions, and Roy Carpenter’s Beach itself was bought by its own residents’ association on 2025-10-29; Narragansett RI’s STR permit cap remains enjoined and unenforceable, and RI’s 5% whole-home STR tax is re-confirmed in effect.

Criteria used this run

Section 1 — corridor land & homes: 0.75 to 5.0 acres inclusive; vacant/buildable land, teardown-grade structures, or existing single-family homes; public water and 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, Stoughton, Sharon, Norwood, Mansfield, Attleboro and Rehoboth MA. Rehoboth MA runs ~18–22 min to rail and fails the 10-minute rule — included anyway, flagged, because it carries the deepest inventory. The manufactured-home requirement is dropped from this section.
Section 2 — beach-area weekly rental buys: properties Bill would buy and then rent out by the week. Condos, duplexes/two-families, mobile/manufactured homes and small cottages — not estates. Near beaches and within ~15 min of a Providence/Stoughton line station, in areas where weekly rentals are already established.
Section 3 — dwelling-unit duplexes: two separate living units with private entrances, owner-occupant strategy. No acreage cap, no price cap, no minimum room count. Full Section 1 + Section 2 footprint.
All drive times below are estimates. No routing tool was used.

Section 1 — Corridor Land & Homes, 0.75–5.0 Acres

Rehoboth MA — deepest inventory again (11 listings)

Rail flag applies to every Rehoboth MA row: nearest station is Attleboro MA at roughly 18–22 minutes, which fails the 10-minute rule. Rehoboth MA has no townwide public water or sewer system — well and septic are the norm, and per-parcel utility status is unconfirmed throughout.

Address	Price	Acres	Structure	Utilities	Rail (est.)	Hosp. / Lib. / PF (est.)	Zoning	Status	Source
156 Rocky Hill Rd, Rehoboth MA	$229,000	1.99	Vacant buildable land, perc tested	Unknown; well/septic assumed	Attleboro ~20 min	~18 / ~15 / ~25 min	RES; pre-existing legal non-conforming lot	Active	LandSearch
38 Dean St, Rehoboth MA	$574,900 (down $75K)	~1.8	Fixer / project condition — 5bd/2ba, 2,586 sqft, barn + 2-car garage	Unknown	Attleboro ~18–20 min	~15–18 / ~15 / ~25 min	RES	Active	Homes.com
275 Summer St, Rehoboth MA	$699,000	2.75	SFH, 3bd/2ba, 1,676 sqft	Unknown	Attleboro ~20–22 min	~18–20 / ~15–20 / ~25–30 min	RES	Active	Land.com
170 Rocky Hill Rd, Rehoboth MA	$739,900	4.00	SFH, 3bd/2ba, 2,473 sqft	Unknown	Attleboro ~20 min	~18 / ~15 / ~25 min	RES	Active	Land.com
5 Victoria Lane, Rehoboth MA	$850,000	1.87	SFH, 3bd/2ba, 3,175 sqft	Unknown	Attleboro ~20 min	~15–18 / ~15 / ~25 min	RES	Pending	Land.com
6 Running Stream Rd, Rehoboth MA	$1,020,000	1.38	SFH, 5bd/3ba, 3,770 sqft	Unknown	Attleboro ~20 min	~15–18 / ~15 / ~25 min	RES	Active	Land.com
52 Round Farm Rd, Rehoboth MA	$1,100,000	1.51	SFH, 3bd/2ba, 2,522 sqft	Unknown	Attleboro ~20 min	~18 / ~15 / ~25 min	RES	Active	Land.com
16 Ledge Hill Ln, Rehoboth MA	$1,199,000	2.53	SFH, 4bd/3ba, 3,125 sqft	Unknown	Attleboro ~18–20 min	~15–18 / ~15 / ~25 min	RES	Active (listed 4 days ago)	LandSearch
15 Key West Blvd, Rehoboth MA	$1,249,000	3.01	SFH, 3bd/3ba, 3,647 sqft	Unknown	Attleboro ~20–22 min	~18–20 / ~15–20 / ~25–30 min	RES	Active	Land.com
72 New St, Rehoboth MA	$499,900	1.96	SFH, 3bd/2ba, 1,387 sqft	Unknown	Attleboro ~20 min	~15–18 / ~15 / ~25 min	RES	Pending	Land.com
224 Perryville Rd, Rehoboth MA	$649,000	2.36	SFH, 3bd/2ba, 1,802 sqft	Unknown	Attleboro ~18–20 min	~15 / ~12–15 / ~22–25 min	RES	Pending	Land.com

Excluded as out-of-band: 339 Tremont St, Rehoboth MA (6.0 ac) and 241 Perryville Rd, Rehoboth MA (9.5 ac) — both above the 5.0-acre ceiling.

Attleboro MA (3 listings, 1 downgraded)

Address	Price	Acres	Structure	Utilities	Rail (est.)	Hosp. / Lib. / PF (est.)	Zoning	Status	Source
0 Read St, Attleboro MA	~$115,000 (current price unverified)	~3.81 (possibly 4.4 — conflicting parcel records)	Vacant wooded land	Water/sewer/gas/electric reported "at the street" per original listing text, unverified live	Attleboro ~8–12 min	~8–12 / ~8–12 / ~10–15 min	RES single-family; duplex "likely approvable" per listing text	LIKELY NOT ACTIVE / unverifiable — see note	New World Realty active feed (property absent)
23 York Dr, Attleboro MA	$374,900	1.97	Vacant land	Unknown	Attleboro ~8–12 min	~8–12 / ~8–12 / ~10–15 min	RES	Pending	Land.com
32 Thayer Farm Rd, Attleboro MA	$699,000	2.10	SFH, 5bd/2.5ba, 3,352 sqft	Unknown	Attleboro ~8–12 min	~8–12 / ~8–12 / ~10–15 min	RES	Pending (under contract)	LandSearch

0 Read St, Attleboro MA — status downgraded this run. Two different Read St land records exist in Attleboro MA and they do not reconcile. The $115,000 / ~3.81-acre New World Realty listing no longer appears on that brokerage’s own live active-listings feed, which points to sold, withdrawn or expired rather than active. A separate Read St record (MLS #73397971, Lots 67C + 67F, 4.4 ac, $65,000) is directly confirmed SOLD per BHHS Pinnacle Realty price history (Active $65,000 → Pending → Sold $25,000 → Pending $65,000). Treat 0 Read St as unavailable until an agent confirms otherwise. This supersedes prior runs that carried it as a cheap active parcel on the strength of a Zillow snippet.

Excluded, not rowed: 18 York Dr, Attleboro MA (0.47 ac, below band); LOT 8G Thacher St, Attleboro MA (5.3 ac, over band); 933 Pleasant St, Attleboro MA (6.78 ac, over band); an N Main St parcel at 0.74 ac (just under the 0.75 floor). Also surfaced but marked inactive/off-market and therefore not rowed: 990 West St, Attleboro MA (2 ac, $465,000), 865 West St, Attleboro MA (1.9 ac, $750,000), 13 Freeway Dr, Attleboro MA (1.07 ac, $674,900).

Sharon MA (3 listings)

Address	Price	Acres	Structure	Utilities	Rail (est.)	Hosp. / Lib. / PF (est.)	Zoning	Status	Source
190 N Main Street, Sharon MA	$675,000	1.25	SFH, 1,761 sqft, 3bd/2ba — listing states "requires TLC and updating"	Unknown	Sharon ~5–8 min	~20 / ~5–8 / ~10–12 min — hospital fails the 15-min rule	Residential	Active	Land.com
376 Mountain Street, Sharon MA	$729,000	2.12	Vacant ANR buildable lot; septic design + house plans included; across from Borderland State Park	Private septic planned (5-bed system); public water unknown	Sharon ~10–12 min	~20 / ~10 / ~15 min — hospital fails	Residential, ANR lot	Active	Land.com
15 Wadsworth Way, Sharon MA	$1,699,800	1.22	SFH, luxury custom Colonial, 4,302 sqft, 4bd/4.5ba — well maintained, not a teardown	Unknown	Sharon ~10 min	~20 / ~10 / ~15 min — hospital fails	Residential	Pending (under contract)	Land.com

Excluded as out-of-band: 131A Beach Street, Sharon MA (0.10 ac) and 16 Cape Club Drive, Sharon MA (23 ac).

Price-conflict note carried forward: 376 Mountain St, Sharon MA has previously shown conflicting asking prices across two MLS numbers. This run it reads cleanly at $729,000 on Land.com, but a buyer should still confirm which MLS record governs before writing an offer.

Stoughton MA (2 listings)

Address	Price	Acres	Structure	Utilities	Rail (est.)	Hosp. / Lib. / PF (est.)	Zoning	Status	Source
West St Lot 4, Stoughton MA	$449,900	1.76	Vacant buildable lot; abuts Muddy Pond Conservation Land	Unknown	Stoughton ~6 min (per listing copy)	~15 / ~8–10 / ~5–10 min	RB (Residential B)	Active	LandSearch
1961 Washington St, Stoughton MA	$1,099,900	3.50	SFH, 996 sqft, 3bd/1ba, built 1940 — aged/teardown-grade bungalow with detached 4+ car garage/workshop	Unknown	Stoughton ~8–10 min	~15 / ~10 / ~8 min	GB (General Business)	Pending (under contract)	LandSearch

Mansfield MA (2 listings — essentially zero pure vacant land in band)

Address	Price	Acres	Structure	Utilities	Rail (est.)	Hosp. / Lib. / PF (est.)	Zoning	Status	Source
75 Fowler St, Mansfield MA	$995,000	2.35	Vacant buildable land, dead-end street off Rte 140	Sewer, gas, electric, water described as "nearby" — not confirmed at the lot line	Mansfield ~5–8 min	~15–18 / ~5–10 / ~15–18 min — hospital borderline	Residential; buyer to confirm permitting/testing	Active (MLS #73511510)	William Raveis
1125 School St, Mansfield MA	$1,200,000	3.04	SFH, well maintained/updated, 3bd/2.5ba, 3,339 sqft, built 1985, pool + 60x30 barn	Unknown	Mansfield ~8–10 min	~15–18 / ~8–10 / ~15–18 min — hospital borderline	Residential	Active (MLS #73516074 / #73439170)	LandVest

Mansfield MA vacant land in band: effectively zero beyond 75 Fowler St. This is a searched-and-confirmed finding, not a gap. Mansfield MA undeveloped-land inventory clusters either well under 0.75 ac (in-town infill lots) or well over 5 ac (rural tracts near the state forest). The only near-miss, 55 King Arthur Way, Mansfield MA (5.2 ac, $1,299,900), sits just above the ceiling and was excluded.

Canton MA (1 listing — flagged for verification)

Address	Price	Acres	Structure	Utilities	Rail (est.)	Hosp. / Lib. / PF (est.)	Zoning	Status	Source
106 Indian Ln, Canton MA	$329,000	1.00	Vacant buildable residential lot; backs to conservation land; perc test and survey done	Unknown (not stated)	Canton Center / Canton Junction ~5–8 min	~15 (BID-Milton) / ~5–8 / ~10–15 min	Residential	Shown Active on LandSearch — conflicts with a prior-sale record, verify directly	LandSearch

Conflict flag. 106 Indian Ln, Canton MA appears as an active $329,000 listing on LandSearch this run. Prior research recorded this same parcel as having sold on 2026-03-17 for $835,000. Both cannot be true. The most likely explanation is a stale aggregator record, but it could also be a resale or a relisting of a portion of the parcel. Do not act on this without a direct agent or registry-of-deeds confirmation. It is carried here as a flagged single listing rather than dropped or presented as clean inventory.

Excluded as out-of-band: 16 Danforth, Canton MA (0.23 ac).

Norwood MA — zero active

No active in-band listings in Norwood MA this run. One pending entry found and recorded below for completeness.

Address	Price	Acres	Structure	Utilities	Rail (est.)	Hosp. / Lib. / PF (est.)	Zoning	Status	Source
230 Richland Rd, Norwood MA	$679,900	1.24	SFH, Cape, 1,540 sqft, 3bd/1.5ba — well maintained, not a teardown; Neponset River views	Unknown	Norwood Central / Norwood Depot ~8–10 min	Norwood Hospital CLOSED — nearest open ~15 min (BID-Milton) / library ~8 min / PF ~8–10 min	Residential	Pending (under contract)	LandWatch

Excluded as out-of-band: 0 Deerfield Rd, Norwood MA (6.21 ac, above ceiling) and 0 Quail Run, Norwood MA (0.58 ac, below floor).

Norwood Hospital — re-verified CLOSED

Norwood Hospital has been closed and non-operational since June 2020 (flood damage) and remains closed and not treating patients as of today. Governor Healey signed legislation on 2026-08-07 authorizing DCAMM to seize the 11-acre Norwood MA hospital site from owner Medical Properties Trust by eminent domain, effective 2026-11-01, for eventual transfer to a nonprofit healthcare operator. Two operators remain in discussions. Practical effect on this report: the ≤15-minute hospital criterion still fails or is marginal across the Canton / Stoughton / Sharon / Norwood MA end of the corridor, and every "nearest hospital" estimate above points to a currently operating facility (Beth Israel Deaconess–Milton, Good Samaritan Brockton, or Sturdy Memorial Attleboro), never to Norwood.
Sources: Boston Globe · Boston.com · WBUR

Section 2 — Beach-Area Weekly Rental Buys (Rhode Island)

Properties to buy and then rent out by the week. Not places for Bill to rent.

Address	Town	Price	Type	Bd/Ba	Sq Ft	HOA / Park Fee	Beach (est.)	Station (est.)	STR Notes	Status	Source
836 Matunuck Beach Rd, South Kingstown RI	South Kingstown RI (Matunuck)	$299,900	Mobile/manufactured, in "Blackbeards on Matunuck" park	1/1	489	Park lot fee not disclosed — call park manager	East Matunuck State Beach ~5 min walk/drive	Wickford Junction ~20–25 min	Town requires $100/yr STR registration; park-level rental rules UNCONFIRMED — verify before offer	Active	Zillow
40 Web Ave, Unit 217, North Kingstown RI	North Kingstown RI (Wickford)	$399,500	Condo ("The Hamilton")	2/1.5	1,314	Not disclosed	Wickford Village/Cove ~5–10 min	Wickford Junction ~5–10 min (within target)	No comprehensive townwide STR ordinance in North Kingstown RI — case-by-case zoning; verify with Building/Zoning	Pending	Century 21 PRG
32 Carder Rd, Warwick RI	Warwick RI (Oakland Beach)	$399,900	Small single-family house	3/2	1,540	None	Oakland Beach ~10 min walk/drive	T.F. Green ~10–15 min (within target)	Warwick RI: permitted in residential zones, building-dept permit + RI DBR registration, no cap	Active	Homes.com
10 Stellar Way, Wakefield RI	South Kingstown RI (Wakefield)	$459,000 (price drop)	Manufactured home, land-lease 55+ community (Village at Worden’s Pond)	3/2	1,700	Land-lease fee not disclosed	Inland — Worden’s Pond, not ocean; nearest ocean beach ~10–15 min	Wickford Junction ~20–25 min	HIGH RISK — 55+ age-restricted; such bylaws commonly restrict renters to 55+ or bar weekly rentals outright. Confirm with the HOA before any offer.	Active	Homes.com · HOA site
11 N Shore St, Warwick RI	Warwick RI (Oakland Beach)	$469,900	Waterfront condo/loft	1/1	750	Not disclosed	Oakland Beach ~5 min walk	T.F. Green ~10–15 min (within target)	Warwick RI ordinance, permit required, no cap	Active	Homes.com
335 South Pier Road, Unit 3B, Narragansett RI	Narragansett RI	$549,000	Condo	2/1.5	1,468	Condo fee not disclosed — verify	Narragansett Town Beach / Salty Brine ~5–10 min	Wickford Junction ~20–22 min (exceeds 15-min target)	Permit-cap ordinance enjoined; only pre-existing registration applies	Active	Edge Realty
49 Seawynds Dr, North Kingstown RI	North Kingstown RI (Reynolds Farm)	$549,900	Condo	2/2	1,168	Not disclosed	~10 min drive to Wickford waterfront	Wickford Junction ~5–10 min (within target)	Same North Kingstown RI regulatory gap — verify locally	Active	Century 21 PRG
16 Jennison Rd, Warwick RI	Warwick RI (Conimicut)	$550,000	Two-family / duplex	4 total (2+2) / 2	2,240	None (fee simple)	Conimicut Point Beach, short walk per listing	T.F. Green ~10–15 min (within target)	Warwick RI ordinance, permit required, no cap	Active	Homes.com
12 Park Avenue, Unit 8, Narragansett RI	Narragansett RI	$589,000	Condo	3/3	1,332	Not disclosed — verify	Narragansett Town Beach / Pier, walkable ~10 min	Wickford Junction ~20–22 min	Ordinance enjoined; standard registration only	Active	Edge Realty
255 Seabreeze Dr, North Kingstown RI	North Kingstown RI (Wickford Harbour)	$659,000	Condo	2/2.5	1,692	Not disclosed	Wickford Harbour waterfront ~5 min	Wickford Junction ~5–10 min (within target)	Same North Kingstown RI regulatory gap	Pending	Century 21 PRG
22 Southwest Ave, Jamestown RI	Jamestown RI	$695,000 ($300K price drop)	Condo	1/1	1,200	Not disclosed	Walk to beach per listing ~10 min	Wickford Junction ~20–25 min via Rte 138	Jamestown RI: $350/yr permit, inspections, occupancy caps, 126 permits issued for 2026, apply by Oct 1; no hard numeric cap	Active	Homes.com
24 Southwest Ave, Jamestown RI	Jamestown RI	$695,000 ($300K price drop)	Condo	3/1	1,200	Not disclosed	Walk to beach per listing ~10 min	Wickford Junction ~20–25 min	Same Jamestown RI ordinance	Active	Homes.com
19 Wood St, Warwick RI	Warwick RI (near shore)	$880,000	New-construction two-family, side-by-side townhouse	4 total (2+2) / 4	2,400	None	"Moments from sandy shores" per listing	T.F. Green ~10–15 min (within target)	Warwick RI ordinance, permit required, no cap	Under construction	Homes.com
20 Narragansett Ave, Unit 210, Narragansett RI	Narragansett RI	$1,150,000 ($50K price drop)	Condo	2/2	989	Not disclosed	Direct Narragansett Beach views, walkable	Wickford Junction ~20–22 min	Ordinance enjoined; registration only	Active	Edge Realty

20 Narragansett Ave, Unit 210, Narragansett RI is included for price-anchor comparison only — at $1,150,000 for 989 sqft it sits above the "not luxury, small footprint" mandate.

Zero-inventory calls — Section 2

Bonnet Shores RI — zero. No qualifying condo, duplex, mobile home or small cottage found for sale this run. Bonnet Shores RI inventory skews to larger single-family homes.
Saunderstown RI — zero. The only listing surfacing in this category was 416 Bridgetown Rd, Saunderstown RI at $2.45M, a coastal-meadow estate — explicitly excluded as luxury and outside the mandate.
Small-condo stock in both Bonnet Shores RI and Saunderstown RI appears effectively nonexistent right now — not even luxury condo product surfaced.

Weekly Rental Rate Benchmarks

Weekly figures below are ADR × 7 unless a true weekly figure is cited. Real weekly bookings usually carry a modest multi-night discount. AirDNA figures updated 2026-08-25.

Area	Active STR Listings	Occupancy	ADR	Est. Weekly	Avg. Annual Rev / Listing	Source
Narragansett RI	885	59%	$503	~$3,500	$59.5K	AirDNA
Jamestown RI	108	59%	$436	~$3,050	$60.2K	AirDNA
South Kingstown / Wakefield RI	415	58%	$367	~$2,570	$46.8K	AirDNA
North Kingstown / Wickford RI	116	57%	$335	~$2,345	$50.0K	AirDNA
Warwick RI shore (Oakland Beach, Conimicut, Buttonwoods, Warwick Neck)	31	37%	$194 blended (1BR $124 / 2BR $192 / 3BR $272)	~$1,360	$36.6K	Rabbu (as of 2026-04-27)
Bonnet Shores RI	No isolated dataset — rolled into the Narragansett RI figure above. Neighborhood-level AirDNA cuts require a paid login. Flagged as an unresolved data gap rather than estimated.					n/a

Supplementary: Wakefield / South Kingstown RI vacation cottages specifically priced at a $518/night average, consistent with the AirDNA per-night figures (KAYAK sample).
Read-through: Narragansett RI and Jamestown RI post the strongest ADR and revenue. The Warwick RI shore is materially cheaper on ADR and also thinner on competing supply (31 listings) with lower occupancy (37% vs 55–59% elsewhere) — consistent with it being a secondary, less-established weekly market. That cuts both ways: cheaper entry (three of the four sub-$500K candidates above are Warwick RI) against demonstrably weaker demand.

STR Rules by Town

Narragansett RI — permit cap still ENJOINED and unenforceable. The 2024 ordinance would cap STR permits (1,100 → 1,000 → 900 by 2026) with a 7-night minimum and $375–750 annual permit fees. RI Superior Court Judge Sarah Taft-Carter granted a TRO and preliminary injunction in Sept–Oct 2024 for the "Narragansett 2100" landlord group on a home-rule-amendment challenge. As of the most recent reporting located (December 2025) the ordinance has been non-enforceable for over a year with litigation unresolved; no final ruling found as of today. Only the pre-existing rental registration is being enforced. Boston Globe · GoLocalProv · WPRI · Town Q&A
South Kingstown RI (incl. Wakefield, Peace Dale, Matunuck) — Short-Term Residential Rental Registry adopted April 2024 (Town Code Ch. 9, §§9-200–9-210). $100 annual registration, $300 late fee, posted-notice requirements. No numeric permit cap. Town of South Kingstown
Jamestown RI — RI DBR registration first, then a $350/yr town permit, biennial fire-marshal and building inspections, occupancy caps (2 per bedroom + 2), 1 parking space per bedroom + 1, local-contact-within-2-hours rule, three-strikes revocation. 126 STRs licensed for 2026; apply by Oct 1. No hard numeric cap. Jamestown Press
North Kingstown RI (incl. Wickford, Saunderstown) — no comprehensive townwide STR ordinance found. STRs are handled through existing zoning, building and assessor rules case-by-case; state DBR registration still required for any platform listing. Lower regulatory certainty — verify with NK Building/Zoning before purchase. The Independent · RI DBR
Warwick RI (incl. Oakland Beach, Conimicut, Buttonwoods, Warwick Neck) — Feb 2023 ordinance permits STR use in residential and mixed-use village zones, prohibits it in commercial/industrial. Town building-department permit required after RI DBR registration, plus safety-equipment requirements and 180-day guest-record retention. No numeric cap. WarwickPost · City of Warwick
Statewide RI 5% whole-home STR tax — CONFIRMED IN EFFECT. Took effect 2026-01-01 on whole-dwelling short-term rentals of 30 days or less, layered on the existing 5% state hotel tax framework (a single stay is never subject to both), plus the local hotel tax doubling from 1% to 2%. RI Division of Taxation presentation · RI Taxation FAQ · Sales Tax Institute · Avalara MyLodgeTax

Named Exclusions — Cheap, Perfect-Looking, NOT Rentable

Roy Carpenter’s Beach, 240 Cards Pond Rd, South Kingstown RI — still prohibits rentals. Verbatim from the association’s own site: "To maintain our family atmosphere, no renting is allowed in our community." 377 leased-land cottages, seasonal May 1 – Oct 15. New this run: on 2025-10-29 the Roy Carpenter’s Beach Association purchased the underlying land itself ("We bought the beach!"), shifting to resident/community ownership — which makes an outside investor buying an individual cottage there even less viable going forward, on top of the standing no-rental rule. roycarpenters.com · WPRI
Mary Carpenter’s Beach Meadow, 854 Matunuck Beach Rd, South Kingstown RI — still prohibits rentals. Verbatim from the association’s own live for-sale page (Site 30, $235,000): "This cottage sits on leased land and cannot be rented, making it the perfect private escape for your personal use." Purchase additionally requires an in-person approval appointment with the office — buyers are vetted and rental is barred by policy, not merely discouraged. A live MLS listing at the same address ($280,000, listed 2026-05-27, MLS #1413728) independently corroborates leased land, cash-only terms and a $4,200/yr HOA fee. carpentersbeachmeadowinc.com · Zillow corroboration
NEW EXCLUSION — Knowles Camp, Burnside Ave, Narragansett RI — a third leased-land, no-rental seasonal cottage community, five minutes' walk from Scarborough Beach, open May 1 to mid-October. Multiple units are currently for sale on that street (e.g. 64-39, 64-46, 64 Unit 61 and 64 Unit 87 Burnside Ave, Narragansett RI, $199K–$320K) and all fall under the same no-rental leased-land restriction. These have exactly the profile that keeps drawing attention — cheap, small, walking distance to a state beach — and are equally not rentable. Redfin example

Section 3 — Dwelling-Unit Duplexes

Two separate living units with private entrances, owner-occupant strategy. No acreage cap, no price cap, no minimum room count.

Massachusetts corridor

Address	Town	Price	Bd/Ba	Sq Ft	Condition	Layout per Side	Utilities	Est. 2nd-Unit Rent	Status	Source
56 Parker St, Attleboro MA	Attleboro MA	$525,000	5 total	1,973	Updated — modern kitchens, hardwood	Unit 1: 2BR + bonus room/office; Unit 2 (2nd fl): 3BR	Not specified — verify meters	~$1,600–2,000/mo (market estimate)	Active	Homes.com
299 S Main St, Attleboro MA	Attleboro MA	$550,000	~2BR each	2,092	Same family since 1949 — condition not detailed, likely dated/original	Each unit ~2BR; 1st fl has an extra flex room	Not specified — verify	~$1,600–2,000/mo (market estimate)	Active	Homes.com
387 Mendon Rd, Attleboro MA	Attleboro MA	$599,900 (down $40K)	5 total	1,925	Updated / well maintained — new windows, heating, hot water tank	Upper 3BR; Lower 2BR	Not specified — verify	~$1,700–2,100/mo (market estimate, lower 2BR)	Active, open house scheduled	Homes.com
127 Maple St, Attleboro MA	Attleboro MA	$625,000	4/2 total	2,100	Good — built 2009, much newer than typical Attleboro MA two-family stock	Two units, split not itemized	Not specified — verify	~$1,900–2,300/mo (market estimate)	Active	Homes.com
26 Howard St, Canton MA	Canton MA	$649,900	4/2 total (~2BR/1BA per unit)	1,627	Built 1890, "average" original condition, not renovated	Two units up/down	Public water and public sewer confirmed; gas heat, 2 heating zones (meter split not stated)	~$2,200–2,600/mo (market estimate)	Active (listed 2026-07-31)	Homes.com
18 North Ave, Attleboro MA	Attleboro MA	$675,000	6/3 total	3,355 (0.89 ac lot)	Good, built 1910, storage shed	Two units, split not itemized	Not specified — verify	~$1,800–2,200/mo (market estimate)	Active	Homes.com
485 Mendon Rd, Attleboro MA	Attleboro MA	$699,900	5/2 total	2,032	Well maintained — updated electrical, new heat/AC pumps	1st fl 3BR/1BA; 2nd fl 2BR/1BA	Updated electrical service noted; meter split not confirmed	~$1,700–2,100/mo (market estimate, 2BR unit)	Active, open house scheduled	Homes.com
474-476 Franklin St, Mansfield MA	Mansfield MA	$730,000	5 total	2,226 (0.54 ac lot)	Good — move-in ready two-unit	Split not specified in listing	Not specified — unconfirmed	~$1,800–2,400/mo (market estimate)	Active	Homes.com
77-79 Messinger Street, Canton MA	Canton MA	$759,000	4/2 total (2BR/1BA per unit)	1,960	Built 1900, sold "as is"; wood floors, thermopane windows, vinyl siding	Two units, 2BR/1BA each	Separate utilities confirmed; town water and sewer, gas heat and hot water	~$2,200–2,600/mo (market estimate)	Contingent	Boston Pads
166 Chauncy St, Mansfield MA	Mansfield MA	$799,900	6/2 total	2,200	Good — roof ~1 yr, newer heating/AC and hot water heaters	2BR unit + 4BR townhouse-style unit	Separate electric meters (plus house meter) and separate gas meters; in-unit washer/dryer each side	1st fl vacant; 2nd fl tenant-at-will, rent undisclosed. ~$2,000–2,500/mo estimate for the 2BR near the station	Active (MLS #73458702)	William Raveis
24 Short St, Norwood MA	Norwood MA	$849,900	2/2 total (2 units)	2,442	Good — "meticulously maintained," move-in ready	Two units, split not itemized	Not detailed — utility split unconfirmed	~$2,300–2,800/mo (market estimate)	Active (open house Sun 12–1:30)	Homes.com
26 Tremont St, Norwood MA	Norwood MA	$850,000	5/3.5 total	1,812 (9,806 sqft lot)	Well maintained — described as versatile and income-producing	Two units, split not itemized	Not detailed — utility split unconfirmed	~$2,300–2,700/mo (market estimate)	Active	Homes.com

Rehoboth MA duplexes — effectively zero confirmable. Only one address surfaced (23 Colonial Way, Rehoboth MA, MLS #73437245, owner ranch + studio second unit), and its price and current status could not be confirmed because the listing page is JS-gated and search snippets returned conflicting figures — so no dollar amount is stated here. It is also more likely an accessory/in-law apartment than a legal two-family. Several other Rehoboth MA properties surfaced with "in-law apartment" language but no verifiable street address, so they are not rowed. The honest read: Rehoboth MA second-unit inventory is dominated by informal in-law suites, not legally distinct duplexes.

Excluded as not two-unit duplexes: 326 Thacher St (3 units), 2 Hope St (3-family), 30 Hope St (3-family), 110 Knight Ave (3-unit), 222-226 S St ($2,148,000, 8-unit complex) — all Attleboro MA; 1508 Central St, Stoughton MA ($1,649,900, 6-unit). Excluded as stale: 29-31 Pond St, Canton MA — search snippets show it at ~$799,000 active, but Zillow and Redfin both show it currently OFF MARKET (MLS listing removed 2026-01-29, now a rented property). 73-75 Draper Ave, Mansfield MA is SOLD (closed 2026-01-15 at $547,500).

Rhode Island

Address	Town	Price	Bd/Ba	Sq Ft	Condition	Layout per Side	Utilities	Est. 2nd-Unit Rent	Status	Source
31 Child St, Warren RI	Warren RI	$539,000 (down $10K)	7 total (3BR/1BA + 3–4BR/1BA)	3,452	Good — hardwood throughout both units	Each unit ~1,700 sqft, hardwood, 1 full bath	Not specified — verify	~$1,800/mo (estimate)	Active	Homes.com
319 Main St, Warren RI	Warren RI	$549,900	5/2 total	2,676	Good	Unit 1: oversized townhouse-style, granite eat-in kitchen, in-unit laundry, formal dining, primary + 2 more beds up	Not specified — verify	~$1,850/mo (estimate)	Active	Homes.com
334 Middle Highway, Barrington RI	Barrington RI	$699,000	4/2 total (2BR/1BA each side)	2,082	Good — built 1925, original built-ins, detached 2-car garage + outbuilding	Two mirror-image units, each 2BR/1BA, eat-in kitchen, living room	Separate water heaters per unit — confirm meters	~$1,794/mo (ZIP 02806 median gross rent)	Active	Realmo
348 Market St, Warren RI	Warren RI	$775,000	4/4 total	2,086	Good — built 1900, updated kitchens; sits on two separate legal lots	Side-by-side townhouse units	Separate utilities confirmed	~$1,900/mo (estimate)	Active	Homes.com
27 Barney St, Warren RI	Warren RI	$800,000	6/2 total (3BR/1BA each side)	2,618	Good — turn-key renovation, updated systems	Each side 3BR/1BA, eat-in kitchen, formal dining, private enclosed porch; walk-up attic expansion potential	Updated systems, meters not itemized	~$2,000/mo (estimate)	Active, open house scheduled	Homes.com
285 Gooseberry Road, South Kingstown RI	South Kingstown RI (Green Hill/Matunuck, not Wakefield/Peace Dale)	$919,900	Not fully specified	700 (main structure)	Mixed — primary cottage with 2-car garage; second 1BR cottage habitable year-round	Two separate cottages on one 0.32-ac lot	Separate utilities confirmed, two basements	~$1,600/mo (estimate, small cottage unit)	Active	Realmo
194 South Pier Road, Narragansett RI	Narragansett RI	$999,900	4/2 total	1,728	Good — updated kitchens and baths	Two single-level units, each with updated kitchen/bath and central air	Separate laundry per unit; meters not fully itemized	~$2,200/mo (estimate)	Active	Realmo
42 Orchard Ave, Barrington RI	Barrington RI	$1,100,000	5/5 total	2,930	Excellent — fully renovated 2026, new roof/siding/windows/HVAC	Main house 2,430 sqft 4BR/3.5BA + legal 500 sqft ADU (1BR/1BA, own kitchen)	Separate meters not stated — verify	~$1,794/mo (ZIP median, ADU-size unit)	Active, 34 days on market	Compass
15 Shore Drive, Barrington RI	Barrington RI	$1,150,000	5/4 total	2,552	Good — updated, waterfront, in-unit laundry, gas fireplace both sides	Two side-by-side units, each with 1st-fl bedroom, primary with walk-in closet, full bath on both levels, deck/porch	Public water and sewer; heat/AC described per unit	~$2,470/mo (Realmo-modeled gross rent)	Active Under Contract (contingent)	Realmo
6 MacAlder Street, Narragansett RI	Narragansett RI	$1,495,000	6/4 total	2,358	Good — water views, spacious deck	Two units, open living areas	Not specified — verify	~$2,300/mo (estimate)	Active	Realmo
139 Narragansett Ave, Barrington RI	Barrington RI	Contact for pricing (undisclosed)	2 units, not disclosed	Not disclosed	Good — both units renovated	2nd-fl owner’s unit townhouse-style with finished loft primary and chef’s kitchen; 1st-fl unit chef’s kitchen, tiled bath	Separate utilities confirmed + Generac whole-house generator	Not estimable without a price	Pending	Realmo
740 Moonstone Beach Road, South Kingstown RI	South Kingstown RI (Matunuck coast)	$850,000	3 ba (structure)	2,882	TEARDOWN — buildings condemned; waterfront land/parcel value only	Not currently habitable	n/a	n/a — land/rebuild play, no immediate rental income	Active	Realmo

Excluded as not clean two-unit duplexes: 192 Washington Rd, Barrington RI (3-family, documented unit rents $2,450 / $1,400 / $1,350) and 379 Maple Ave, Barrington RI (4BR house paired with a separately zoned 2-unit commercial building). Excluded pending better confirmation: 97-99 Roffee St, Barrington RI (evidence points to it being marketed as rentals, not for sale) and 75 Croade St, Warren RI (a 12-unit redevelopment land listing, not a residential duplex).

Zero-inventory calls — Section 3

Stoughton MA — zero confirmed duplexes. Live MLS-backed data shows exactly one multi-family listing in Stoughton MA (1508 Central St, $1,649,900, a 6-unit building), which is not a two-unit duplex and is excluded.
Sharon MA — zero. Both Homes.com and Boston Pads (live MLS feed) show zero multi-family listings for sale in Sharon MA.
Rehoboth MA — effectively zero confirmable (one unconfirmable address, see note above).
Jamestown RI — zero. Two independent RI brokerage IDX searches both returned "No Matching Listings" for Jamestown RI two-family/multi-family, with the platform’s own fallback pulling single-family listings from North Kingstown RI 5+ miles away instead.
North Kingstown RI / Wickford village — zero. Compass’s live Wickford multi-family search returned "Search 0 Wickford multi-family and duplex," and the county-wide Washington County duplex list (14 active) contained no North Kingstown RI properties. One snippet referenced a "legal two-family near a pond, walk to Wickford Village" but no address or working URL could be confirmed — treated as an unconfirmed lead, not rowed.
Warwick RI shore villages specifically (Oakland Beach, Conimicut, Buttonwoods, Warwick Neck) — zero confirmed. Broader Warwick RI does carry active duplex inventory (74 Pontiac St $525,000, 78 Blackburn St $695,000, 19 Wood St $880,000 new construction) but none of those addresses could be confirmed as sitting inside the four named shore villages rather than inland Warwick RI, so they are not rowed here. 16 Jennison Rd, Warwick RI and 19 Wood St, Warwick RI do appear in Section 2 where the beach-proximity claim comes from the listings themselves.
Wakefield RI / Peace Dale RI villages specifically — zero currently active. Search turned up only a recently sold townhouse duplex and a rental-only half-duplex. The two confirmed-active South Kingstown RI listings (285 Gooseberry Rd and 740 Moonstone Beach Rd) sit in other South Kingstown RI coastal villages.
Saunderstown RI — zero. Narragansett-town duplex inventory concentrates in Narragansett Pier and Jerusalem, not Saunderstown RI.
Bonnet Shores RI — zero. No duplex-specific listings surfaced in this small enclave; inventory there is entirely single-family.

Duplex zoning notes (verify with each town before an offer)

Barrington RI — predominantly single-family zoned (R-10, R-25, R-40). Existing two-families are generally legal non-conforming uses tied to specific older lots; new two-family construction is tightly restricted. The confirmed listings above sit in R-10 or NB (neighborhood business) zones.
Warren RI — denser historic village grid with legacy two- and three-family stock common in the Historic District and downtown core; comparatively more permissive of existing multi-family than its neighbors. This is why Warren RI carries four of the eleven confirmed RI duplexes.
Narragansett RI / South Kingstown RI — coastal zoning is largely single-family and low density; the two-family properties found are older non-conforming structures. Any redevelopment (notably the Moonstone Beach teardown) would need CRMC and coastal zoning review.
Jamestown RI / North Kingstown RI — overwhelmingly single-family zoned town-wide, entirely consistent with the zero inventory found. Conversion or new-build duplexes face steep zoning hurdles in both.
Warwick RI — zoning varies sharply by neighborhood. Central Warwick RI, where the confirmed duplex inventory concentrates, has more multi-family-permissive districts than the shore villages, which are largely single-family.
Canton MA — 26 Howard St, Canton MA is in GR (General Residence), confirmed multi-family zoning.

Coverage & Caveats

Zillow — search and browse pages are JS-gated and returned only navigation chrome. Individual property detail pages are server-rendered and were fetched successfully; they were used to disqualify 29-31 Pond St, Canton MA and to corroborate 854 Matunuck Beach Rd, South Kingstown RI. Zillow’s own headline counts this run were 5 land listings for Attleboro MA and 29 for Rehoboth MA — a meaningful slice we could not cross-verify record by record.
Redfin — same pattern. Individual home-detail pages fetched; filtered search results are JS-rendered and were not crawled. Any Redfin-exclusive active listing not also indexed by Homes.com, Realmo, premrg.com or edgerealtyintl.com is not captured here.
Blocked or empty on fetch: Coldwell Banker listing pages, William Raveis on one specific URL (redirected to homepage), MassNeighborhoods.com, hoganassociatesre.com, mellogroup.com, livecharlesgate.com, 1residential.com detail pages, and the New World Realty query-string search page. These blocks are the direct reason 23 Colonial Way, Rehoboth MA has no price and 0 Read St, Attleboro MA could not be fully resolved.
Worked reliably: LandSearch, Land.com/LandWatch, Homes.com, Realmo, Compass, Boston Pads, premrg.com, searchrhodeislandhouses.com, edgerealtyintl.com, William Raveis (most URLs), BHHS Pinnacle Realty, LandVest and AirDNA overview pages.
AirDNA — town-level overview pages fetched cleanly with metrics updated 2026-08-25. Neighborhood-level cuts (isolating Bonnet Shores RI from Narragansett RI, or Oakland Beach from citywide Warwick RI) require a paid login and were not obtainable. Flagged as a genuine gap rather than estimated.
Mobile-home park rules — MHVillage and MHBO confirm park identities and addresses but do not publish per-park rental bylaws. Park-level rental rules are marked unconfirmed for every mobile-home candidate in Section 2 and must be verified with park management before an offer. The three named leased-land cottage communities are the exception — they publish explicit no-rental language and are excluded above.
Drive times — every rail, hospital, library and Planet Fitness figure in this report is a geography-based estimate. No routing tool was used or available. Treat them as directional, not as decision-grade.
Rental estimates — second-unit rents in Section 3 are market-based estimates, not disclosed by the listings, except where noted (166 Chauncy St, Mansfield MA has a tenant at will with rent undisclosed; 192 Washington Rd, Barrington RI has documented rents but was excluded as a 3-family).
Rhode Island MLS structure — RI runs a single statewide MLS, so nearly all active listings cross-post to Compass, Homes.com and Realmo, all of which render server-side and were fetched directly. Estimated inventory left unconfirmed behind the Zillow/Redfin block on the RI side is therefore relatively small, on the order of 5–15%.
No blocked domain was bypassed by any means. Where a source could not be fetched, it was noted and skipped.
This report is a fresh, standalone search. It contains no day-over-day deltas and no NEW / PRICE DROP / GONE markers relative to prior runs, except where a specific prior finding was explicitly re-verified and the outcome changed (0 Read St, Attleboro MA and 106 Indian Ln, Canton MA), which is reported as a status correction rather than a diff.

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