Boston Property Report — 2026-09-05

Furlong PA → Boston Area relocation · Daily run · Every run is a fresh search, not a diff against yesterday.

A strict detail-page-only run that resolved two long-carried data conflicts and cut the confirmed duplex count from 18 to 6: 0 Oak Street, Attleboro MA is settled at 0.19 acres and Pending (the "~0.87 acre" reading was never supported and the parcel was never in band), 10-12 Olive St, Attleboro MA is settled as SOLD 8/24/2026 for $648,000, and 0 Read St, Attleboro MA is ruled out for a fourth consecutive run; the sharpest new structural finding is that Section 2's ~15-minute rail rule is systematically failing because Wickford Junction is the line terminus and Narragansett, Jamestown and Wakefield RI all sit ~20–25 minutes from it, leaving the Warwick RI shore as the only Section 2 geography that actually passes; Norwood MA is a hard Section 1 zero for a third run and its three-run single-family coverage gap is now closed with a documented negative; coastal RI mobile/manufactured homes are a confirmed statewide zero (MHVillage shows no RI homes for sale at all); and a twenty-item rejection sweep re-caught the known stale offenders 1251 South Main St Attleboro MA, 23 Colonial Way Rehoboth MA and 415/417 S Main St Sharon MA while Buttonwoods Campground Warwick RI goes unresolved for a ninth run and Warren RI's ordinance text stays unfetchable for a fourth — both now recommended for a phone call rather than a tenth search.

Criteria in force 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 street preferred but never disqualifying; ≤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 is included flagged. The manufactured-home requirement is dropped from this section.
Section 2 — beach-area weekly rental buys: properties Bill would buy and rent out by the week. Condos, duplexes, mobile/manufactured homes and small cottages — not estates. Near beaches and within ~15 min of a Providence/Stoughton station, in areas where weekly rentals are already established.
Section 3 — dwelling-unit duplexes: two separate living units with private entrances, across the combined Section 1 + Section 2 footprint. No acreage or price cap, no minimum room count.
Verification standard: nothing is promoted to a confirmed table on a search page or an AI search summary. Every confirmed row was fetched on its individual listing detail page. Everything else is quarantined in the Unverified Leads table below. All drive times are estimates.

Section 1 — Corridor Land & Homes (0.75–5.0 acres)

Northern cluster — Canton / Stoughton / Sharon / Norwood MA

Address	Type & condition	Acres	Price	Utilities	Rail (est.)	Hospital / Library / Planet Fitness (est.)	Zoning & notes	Status	Source
492 Sumner St, Stoughton MA 02072	Existing single-family — 2015 colonial, 4bd/2.5ba, 3,374 sq ft	1.52	$1,180,000	Not stated on listing; public water/sewer unconfirmed	Stoughton station ~9 min — passes	Good Samaritan (Brockton) ~15 min, at the limit; Stoughton Public Library ~10 min; Planet Fitness ~10 min	South Stoughton location	Active, 14 days on market	LandSearch
West St (Lot 4), Stoughton MA 02072	Vacant buildable land, abuts Muddy Pond Conservation Land	1.76	$449,900	Not stated; public sewer unlikely given the conservation-abutting setting	Listing's own copy states "6 minutes from the MBTA commuter rail" — passes	Nearest open hospital likely >15 min — fails; library ~10–12 min; Planet Fitness ~10–15 min	Conservation abutter — wetland/buffer diligence warranted	Active, 57 days on market	LandSearch
54 S Walpole St, Sharon MA 02067	Vacant buildable land — 4-bedroom septic design already approved by the Town of Sharon	2.89	$549,900	Private septic approved; public water at street not confirmed	Sharon station ~8–10 min — passes	No open hospital identified ≤15 min — fails; Sharon Public Library ~8–10 min; Planet Fitness (Foxborough/Walpole) ~15–20 min, borderline	SRA zoning	Active, 2 days on market	LandSearch

Canton MA — ZERO. LandWatch returns "0 Properties for Sale" for Canton, and LandSearch's 22-property Canton feed contained nothing active in the 0.75–5.0 acre band. The only in-town item near the band, 16 Danforth St, Canton MA, is both under-band at 0.23 acres and Pending. A separately surfaced 1.03-acre lead, 16 Stonewood Dr, Canton MA, proved to be a 2024 sale that is not listed at all (see Rejections). This is a genuine zero, not a coverage gap.

Norwood MA — ZERO for a third consecutive run, and this run the long-standing coverage gap behind that zero is closed with a documented negative. Norwood single-family homes on acreage were screened directly this run across Land.com, LandWatch, Homes.com's dedicated "Homes with Acreage" view and targeted large-lot searches. Land.com's entire five-parcel Norwood inventory is either under-band (0.58 ac, Pending), over-band (6.21 ac, Pending) or otherwise Pending (230 Richland Rd, 0 Quail Run). Homes.com's acreage filter surfaced nothing inside Norwood proper — its hits were actually in Sharon and East Walpole, plus one condo. A search-engine claim of a "3.6-acre" Norwood single-family could not be traced to any real listing and was not promoted. Norwood's zero is now believed to be real rather than an artifact of the gap. Separately, Norwood MA has no qualifying station at all — Norwood Central and Norwood Depot are Franklin line, not Providence/Stoughton.

Southern cluster — Mansfield / Attleboro / Rehoboth MA

Address	Type & condition	Acres	Price	Utilities	Rail (est.)	Hospital / amenities (est.)	Zoning & notes	Status	Source
Lot 7 Pleasant St, Attleboro MA 02703	Vacant buildable lot — approved building permit and approved septic design already in hand	0.86	$240,000	Water public; sewer private	Attleboro station ~5–8 min — passes	Sturdy Memorial ~5 min — passes; Attleboro Public Library ~5 min; Planet Fitness (N. Attleboro) ~8–10 min	MLS 73549800. Best permit-readiness of any parcel in the report.	Active	Commonwealth Standard · Centre Realty
75 Fowler St, Mansfield MA 02048	Vacant / developable land	2.35	$995,000	Listing states utilities nearby including sewer, gas, electric, water — not stubbed; buyer diligence required	Mansfield station (Providence/Stoughton), listing says "quite easily accessed", est. ≤10 min — passes	Nearest hospital est. 15–20 min (Sturdy is in Attleboro) — borderline/fails; Mansfield Library ~5 min; Planet Fitness (Norton) ~12 min	MLS 73511510	Active	William Raveis
156 Rocky Hill Rd, Rehoboth MA 02769	Vacant buildable lot — perc test complete; pre-existing legal non-conforming lot	1.99	$229,000	Water/sewer listed as "Other" — private well and septic expected, not municipal	Attleboro station ~18–22 min — FAILS the 10-minute rule (Rehoboth included flagged, per standing rule)	Hospital est. 20+ min — fails	MLS 73479150. No pending or sold event in price history.	Active	Homes.com
145 Winthrop St, Rehoboth MA 02769	Vacant land — approved septic design for a 4-bedroom home	3.18	$219,900	Municipal water	Attleboro station ~18–22 min — FAILS the 10-minute rule (included flagged)	Hospital est. 20+ min — fails	Record change worth noting: the previously tracked MLS 73463306 was removed 8/24/2026 and relisted the same day, same agent, same parcel, as MLS 73567377 / StateWide MLS RI #1421687 at the lower price shown.	Active	Zillow

Southern cluster depth: Attleboro MA 1, Mansfield MA 1, Rehoboth MA 2. No teardown-grade structures were confirmed in any of the three towns this run.

Section 2 — Beach-Area Weekly Rental Buy Candidates (coastal RI)

Structural finding this run: the ~15-minute station rule is failing across most of Section 2's geography, and the reason is geometric rather than incidental. Wickford Junction in North Kingstown RI is the terminus of the Providence/Stoughton line, and Narragansett RI, Jamestown RI and Wakefield RI all sit roughly 20–25 minutes' drive beyond it. On a strict reading, only the Warwick RI shore actually satisfies the rail criterion — which is also the lowest-ADR market of the three. Candidates below are reported with their true drive estimates rather than force-fitted.

Address	Town	Price	Type	Bd/Ba	Sq ft	HOA / fees	Beach (est.)	Station (est.)	STR notes	Status	Source
19 Wood St, Warwick RI 02889 (Oakland Beach)	Warwick RI	$440,000 per side, or $880,000 for both	New-construction side-by-side condex / duplex	2 / 1.5 each side	~1,200 per side (2,400 total)	~$187/mo per side	Oakland Beach ~1/3 mi, 5–8 min walk	Warwick station ~10–12 min — the only Section 2 candidate that passes	Warwick permits STR by right in residential zones (see STR rules)	Active, listed 9/2/2026; "90% complete, ready for Thanksgiving"	eXp Realty
335 S Pier Rd #4D, Narragansett RI 02882 (Lakewood Glen)	Narragansett RI	$629,900	Condo / townhouse	2 / 3	1,872	$350/mo	Narragansett Town Beach ~1–1.5 mi	Wickford Junction ~20–25 min — fails the ~15 min rule	None found in listing text; Narragansett's permit cap remains enjoined (see STR rules)	Active, listed 9/3/2026	Zillow
22 Southwest Ave, Jamestown RI 02835	Jamestown RI	$695,000	Condo	1 / 1	1,200	$250/mo	Walk to beach per listing	Wickford Junction ~20–25 min via bridges — fails	None found in listing text	Active, listed 3/13/2026, long days-on-market	Zillow
301 Church St Apt 108, South Kingstown (Wakefield) RI 02879 (Brookedge Village)	South Kingstown RI	$624,900	Condo	2 / 2	1,465	$425/mo, plus a buy-in reserve of 3× the monthly fee at sale	Narragansett Town Beach, a few minutes' drive	Wickford Junction ~20–25 min — fails	55+ AGE-RESTRICTED COMMUNITY. Weekly vacation rental to non-qualifying guest households is very likely prohibited — HOA rules must be read before this is treated as a rental candidate at all.	Active, listed 9/2/2026	Zillow

Mobile and manufactured homes — confirmed statewide ZERO. This run was the first to screen the category systematically rather than opportunistically, and the result is unambiguous: MHVillage shows zero homes for sale in Rhode Island, Tollgate Village (the 55+ mobile home park in Warwick RI) shows zero, and Kingstown Mobile Home Park at 6705 Post Rd, North Kingstown RI shows zero. Tollgate Village is additionally inland rather than shore-adjacent and would fail the beach-geography test even with inventory. This is a real market condition, not a search failure — the manufactured-home leg of Section 2 has nothing to offer right now.

Bonnet Shores RI — ZERO. The only listing surfaced there, 175 Bonnet Point Rd Unit D30, Narragansett RI, is a 16-square-foot beach-club bathhouse locker with deeded club passes, not a habitable dwelling (see Rejections). Saunderstown RI — ZERO. Wickford RI harbor-front condo communities — ZERO: no active unit could be confirmed inside Wickford Cove, Wickford Village Harbour, Wickford Waterfront or Cedarhurst. Zillow's own Wickford neighborhood boundary shows a single active condo, 49 Seawynds Dr, North Kingstown RI (Reynolds Farm, $549,900, 2bd/2ba, 1,168 sq ft), which is inland rather than harbor-front and is therefore reported as a lead rather than a match. Galilee, Point Judith and Scarborough RI — ZERO.

Weekly rental rate benchmarks — the income side

Market	ADR	Occupancy	Revenue	Notes	Source
Narragansett RI	$538 / night	65%	~$25,624 / mo	Highest ADR in the study area — but the worst station access	AirDNA
North Kingstown RI	$343 / night	56%	~$26,021 / mo	Best station access and no STR ordinance — but no confirmed inventory this run	AirDNA
Warwick RI	$263 / night (RevPAR $141)	61%	~$24.1K / yr per listing; 124 active listings; revenue +30.3% YoY	Lowest ADR — but the only Section 2 geography that passes the rail rule, and the fastest-growing revenue line	AirDNA · Rabbu
Newport RI (reference only, outside the buy zone)	$481 / night	59%	~$41.3K / yr per listing; 1,342 active listings	Included to size the ceiling of the regional market	AirDNA
South Kingstown / Wakefield RI	Not tracked as a standalone AirDNA market — benchmark gap this run				—
Warren RI	No rate data located this run — benchmark gap				—
Jamestown RI	No rate data located this run — benchmark gap				—

The tension the rate table exposes is worth stating plainly: ADR and access run in opposite directions. Narragansett RI pays roughly twice Warwick RI per night but fails the rail criterion by ten minutes or more; Warwick RI passes on access and is growing fastest but earns the least per night; North Kingstown RI is the best-balanced market on paper — mid-tier ADR, terminus station, no STR ordinance — and had nothing confirmable to buy.

Short-term rental rules by town

Narragansett RI — cap still enjoined. The 2024 ordinance (7-night minimum; permit cap declining from 1,100 to 900 by September 2026) remains under the October 2024 Superior Court preliminary injunction issued by Judge Sarah Taft-Carter. No 2026 ruling superseding it was found this run — status unchanged. Confidence: high. Boston Globe · WPRI
Narragansett RI duplex ban — re-confirmed never adopted. The 14-amendment zoning package that would have restricted duplex construction town-wide was withdrawn by the Town Council in May 2025 after resident opposition at public hearing. Confidence: high, though the primary local article sits behind a paywall and this rests on corroborating search summaries. The Independent
Warren RI — ordinance text unfetchable for a FOURTH consecutive run. Municode again returned only a JavaScript site shell with no ordinance text. The reported terms remain consistent across two independent EastBayRI articles: a 125-unit townwide cap, a 50%-of-units-per-building rule for 2–5 unit buildings, a $100/unit annual fee with a $50 resident discount, and a mandatory off-street parking requirement. Status stays high confidence, primary text unconfirmed. Recommendation: this needs a call to Warren Town Hall, not a fifth scrape attempt. EastBayRI
Warwick RI — re-confirmed, not re-litigated. Warwick's own zones are A-40 / A-15 / A-10 / A-7; "R-6" and "R-10" are West Warwick's codes and belong to a different municipality. Zoning Ordinance §510 and the city Planning Department's 2023-10-11 memo to the state STR commission establish that STR is permitted by right in residential and Village mixed-use zones. Nothing contradicting this surfaced this run. Confidence: high. Residual caveat unchanged: per-parcel zoning has never been individually verified, and the Oakland Beach / Conimicut cottages are very likely A-7 but should be confirmed before purchase.
North Kingstown RI — re-confirmed: no STR ordinance at all. No registry and no Municode STR chapter; owners are directed to Building/Zoning for case-by-case special-use guidance. Confidence: medium-high (this is an absence of ordinance rather than an affirmative town statement). South County STR overview
South Kingstown RI — two-track rules re-confirmed. Locally, a Short-Term Residential Rental Registry adopted 4/8/2024 (Town Code Ch. 9, §§9-200–9-210) requires registration of all STRs. Separately and independently, the statewide ADU bar at R.I. Gen. Laws §42-63.1-14, effective 6/25/2024, prohibits accessory dwelling units from being listed on hosting platforms for stays under 30 days regardless of local registration. Confidence: high. Town of South Kingstown
Rhode Island statewide 5% whole-home STR tax — re-confirmed from the primary source. Effective 1/1/2026, a 5% tax applies to whole-home short-term rentals of 30 days or less, on top of the 7% sales tax and a local hotel tax raised from 1% to 2%. It is distinct from the 5% state hotel tax on single-room rentals, and the two never stack on the same stay. Confidence: high — primary notice fetched. RI Division of Taxation Notice 2025-09

Excluded communities — named, as required

Mary Carpenter's Beach Meadow, 854 Matunuck Beach Rd, South Kingstown RI — community rules prohibit renting. Permanently excluded. One listing this run sat inside it (854 L-162 Matunuck Beach Rd, South Kingstown RI) and was separately rejected as sold.
Roy Carpenter's Beach, 240 Cards Pond Rd, South Kingstown RI — community rules prohibit renting. Permanently excluded. No listings this run fell inside it.

Buttonwoods Campground, Warwick RI — unresolved for a NINTH run

One bounded attempt was made, and it did produce more than prior runs, just not the answer. The community is the Buttonwoods Campers Association, Inc., a private member-run leasehold summer-cottage community of roughly 120 cottages on about 25 acres leased from the Hohler/Maynard families on Greenwich Bay, established 1899. Its public site carries About, History, Calendar and FAQ pages but publishes no rental or subletting policy anywhere; the bylaws, meeting minutes and forms all sit behind a members-only login.

Recommendation, and this is now the ninth time asking: the answer does not exist on the public web, so no additional search pass will find it. Bill should either phone the Association directly through its Committees / Executive Board contact page, or drop Buttonwoods from the watch list. It should not be re-searched a tenth time.

Section 3 — Dwelling-Unit Duplexes

Read the count carefully. This run confirms 6 duplexes against 18 last run. That is a change in verification standard, not a market collapse: every promotion this run required a successful individual detail-page fetch, and the multi-family category proved overwhelmingly stale or mistyped when tested that way. Of roughly eight northern-cluster "two-family" leads surfaced by search summaries, exactly one survived. The corrected picture is that Canton, Stoughton, Sharon, Mansfield and Rehoboth MA are all duplex zeros, and several of them are zeros because their entire active multi-family inventory consists of buildings that are not duplexes at all.

Massachusetts

Address	Price	Condition	Layout per side	Utilities / meters	Rental value, rented side (est.)	Zoning	Status	Source
35 Wilson St, Norwood MA 02062	—	1891 two-family, described as a "nice 2 family"	1st floor: 4 rooms, eat-in kitchen, full bath with skylights, primary bedroom, den/office. 2nd floor: 3 rooms, eat-in kitchen, living room, 1 bedroom, full bath.	Electric is separately metered, but a single shared 2012 oil heating system serves heat and hot water for both units — not a fully separated building. Public water, private sewer.	~$2,000–2,300/mo for the 2nd-floor unit (estimated from comparable Norwood rentals, not an MLS figure)	S2, 0.5 acre lot, 2 units total	Active, 14 days on market. MLS 73566546	MLS detail · Zillow
18 North Ave, Attleboro MA 02703	$625,000 (data conflict — see note)	1910; needs work, explicitly a value-add sold AS-IS	6 bedrooms / 3 baths total across 2 units, 3,355 sq ft on 0.89 acre. Genuine side-by-side two-family.	Natural gas heat, full basement; meter separation not stated in MLS data	Not specified — presented as a fixer, units not shown under lease	R1	Active; open house held 9/5/2026. MLS 73563508	William Raveis · Coldwell Banker
485 Mendon Rd, Attleboro MA 02703	$699,900	1925, well maintained; updated electrical, new heat and AC pumps	Unit 1: 3bd/1ba on the first floor. Unit 2: 2bd/1ba on the second floor.	MLS records water and sewer ambiguously as both City/Town and Private; meter separation not confirmed	Not stated; both units shown vacant / not under lease	Listing notes ADU potential "subject to local approvals and zoning"	Active, listed 8/21/2026. MLS 73566886	Boston Pads (MLSPIN feed)

Data conflict flagged, not shipped as fact: 18 North Ave, Attleboro MA shows $625,000 on the William Raveis detail page (treated as authoritative, since it is the primary listing page and reflects a stated reduction from $675,000) while a Coldwell Banker cached record shows $600,000. Both records agree the listing is Active. The price should be confirmed with the listing agent before it is relied on.

Canton MA — ZERO duplexes. Canton's entire active multi-family inventory is two listings, and neither is a duplex: 3 Revere Ct, Canton MA is a 7-bedroom triple-decker (3-family), and 651 Washington St, Canton MA is a fully occupied 7-bedroom rooming house with a leased commercial storefront attached. Stoughton MA — ZERO duplexes: exactly one active multi-family listing exists townwide, 1508 Central St, Stoughton MA, and it is a 6-unit building. Sharon MA — ZERO duplexes: Homes.com's own Sharon multi-family search returns "No properties matching your criteria were found," and both search-surfaced Sharon leads were verified off-market. Mansfield MA — ZERO confirmed duplexes. Rehoboth MA — ZERO confirmed duplexes: both candidates found are pending or off-market.

Rhode Island

Address	Price	Condition	Layout per side	Utilities / meters	Rental value (est.)	Zoning / notes	Status	Source
27 Barney St, Warren RI 02885	$800,000 (reduced from $849,000)	Renovated — updated systems, new clapboard and repaint	3bd/1ba each side, with eat-in kitchen, formal dining and enclosed porch; walk-up attic	Separate metering not stated	Actual reported gross rent of $4,800/mo for both units — the only hard rent figure anywhere in this report	Downtown / Main St subdivision, no HOA. Subject to Warren's STR cap regime (unconfirmed text).	Active, 114 days on market; an open house was canceled 8/29/2026	Zillow
19 Wood St, Warwick RI 02889 (Oakland Beach)	$440,000 per side / $880,000 whole	New construction, 2026	2bd/1.5ba each side, full basement, laundry hookups on each side	Condex structure with a separate ~$187/mo condo fee per side	Section 2 rate benchmark applies (Warwick RI ADR $263/night)	No flood insurance required per listing. STR permitted by right in Warwick residential zones. Also counted in Section 2 — it is the one property that qualifies under both.	Active, listed 9/2/2026	eXp Realty
46 Carr Ln, Jamestown RI 02835	$1,095,000	Fixer-upper, marketed as a "diamond in the rough"	Main house: c.1882 Victorian, 3bd/1.5ba. Second dwelling: 1bd/1ba ranch cottage. Plus an unrestored barn.	Separate meters confirmed in MLS data	Listing itself suggests living in one and renting the cottage short- or long-term	2.02 acres, zoned RR80, one block from Cranston Cove. Caveat: two legal residences on one parcel rather than an attached duplex, and well above the other candidates in price and scale.	Active, listed 9/2/2026; open house held 9/5/2026. MLS 1422230	Homes.com

Barrington RI — ZERO confirmed. An aggregator reports five active Bristol County duplexes in the $779K–$1.75M range but no individual address or URL could be isolated, so none are promoted. North Kingstown RI / Wickford — ZERO confirmed for a second run. South Kingstown / Wakefield / Peace Dale RI — ZERO confirmed. Bonnet Shores RI and Saunderstown RI — ZERO. Warwick RI, which was the deepest RI duplex market at five last run, confirms only one under this run's stricter standard — the drop is a verification-standard effect and should not be read as the market emptying.

Unverified Leads — reported separately, excluded from all confirmed counts

These are real search results that could not be confirmed on a working detail page. They are listed for transparency and for follow-up, and they are deliberately kept out of every count above.

Item	Town	Why it is not confirmed
127 Maple St, Attleboro MA 02703 — duplex, $625,000, 2 units, 4bd/2ba, 0.14 ac, built 2009	Attleboro MA	Self-contradictory on a single page: the banner reads "Not Available — Off Market, market removal on 8/27/2026" while the property-history table's most recent row shows "08/30/2026 — Active". The record shows a New → Withdrawn → New → Cancelled → Active churn inside ten days. Treated as neither confirmed active nor confirmed dead.
474-476 Franklin St, Mansfield MA — 2bd/1.5ba owner side, 2bd/1.5ba tenant side, 23,386 sq ft lot	Mansfield MA	Broker detail page returned empty on fetch; only a search summary was obtainable, and it described the property as "currently under agreement". Not confirmed either way.
77-79 Messinger St, Canton MA — two-family	Canton MA	Indexed as Pending, not active. Listed here because it repeatedly surfaced in search results as though available.
Norwood single-family on a "3.6-acre lot"	Norwood MA	Appeared only in a search-engine summary citing a Redfin results page; no address and no live detail page could be traced across multiple targeted searches. Not promoted.
Mansfield parcel, "2.05 acres, Norton Reservoir view, perc test in hand"	Mansfield MA	Surfaced only as aggregate search-summary text with no address and no listing URL attached.
45 Cherry Ln Apt B, Wakefield RI 02879 — $485,000, 2bd/2ba, 1,036 sq ft	South Kingstown RI	Conflicting signals on its own page: a "For sale" banner, but a "Highest and Best by noon 7/23/2026" deadline that passed roughly six weeks ago, and a "6 days on Zillow" counter inconsistent with a 7/16/2026 list date. Likely pending or sold behind a stale cache.
"~500 sq ft coastal cottage, six houses from the ocean, no HOA"	Conimicut, Warwick RI	Probable phantom. This description recurred nearly verbatim across multiple search summaries over two runs but has never resolved to a listing page, address or MLS number; the one source page cited fetched blank. It is now more likely an artifact of the search layer's own summarization than a real listing.
"1910 bungalow, Conimicut Village, Old Mill Cove views, triple lot"	Warwick RI	One aggregator mention, no address or resolvable URL. Also not "small," so low priority even if real.
Barrington RI multi-family — 5 active duplexes reported, $779K–$1.75M	Barrington RI	Aggregate count only; no individual address or URL isolated.
49 Seawynds Dr, North Kingstown RI 02852 (Reynolds Farm) — $549,900, 2bd/2ba, 1,168 sq ft	North Kingstown RI	Active, but inland rather than harbor-front — it does not match the Wickford waterfront-community lead it was returned against, so it is reported as a lead rather than counted as a Section 2 match.
Wickford RI condo communities (Wickford Cove, Wickford Village Harbour, Wickford Waterfront, Cedarhurst)	North Kingstown RI	Aggregate condo counts exist but no active unit could be isolated inside any of the named communities. Compounding this, eXp Realty's community filter is broken — all three community URLs returned the same generic North Kingstown listing set, none of it harbor-front.

Rejections — twenty items, with detail-page evidence

Every item below was surfaced as apparently available by a search page or an AI search summary and then disproved on its own detail page. This is the check that separates this report from an aggregator scrape.

Stale or sold — northern cluster

16 Stonewood Dr, Canton MA — Homes.com detail page banner reads "NOT LISTED FOR SALE"; sold 2024 for $639,000. A textbook stale summary reappearing as if active.
415 & 417 S Main St, Sharon MA 02067 — known repeat offender, caught a second consecutive run. Redfin detail page reads "OFF MARKET," last sold 3/29/2019 for $475,000, status Closed.
32 Upland Rd, Sharon MA 02067 — Redfin detail page: "OFF MARKET," sold 5/9/2025 for $600,000, status Closed.
23-25 Hoyle St, Norwood MA 02062 — Zillow detail page: "Off market," not currently for sale or rent; last sold 2019 for $550,000.
246 Railroad Ave, Norwood MA 02062 — sold 2/6/2026 for $535,000 per public record; not currently listed.
62 School St, Stoughton MA 02072 — sold 8/7/2026 for $750,000 per the listing agent's record.

Stale or sold — southern cluster and Rhode Island

1251 South Main St, Attleboro MA — known repeat offender, re-caught. Lamacchia detail page, MLS 73457479: "Duplex | Sold 05/01/2026," $914,400. It keeps resurfacing in AI summaries as active.
23 Colonial Way, Rehoboth MA 02769 — known repeat offender, re-caught. Zillow: "currently not for sale... last sold on 2026-06-08 for $699,900."
854 L-162 Matunuck Beach Rd, South Kingstown RI — known repeat offender, re-caught. Search page showed $279,000 active; detail page shows SOLD 6/22/2026 at $242,500. It also sits inside the excluded Mary Carpenter's community, so it is doubly disqualified.
73 Pinehurst Ave, Warwick RI 02889 — sold 5/7/2026 for $270,000.
36 Dundas Ave, Warwick RI 02889 (Conimicut) — Coldwell Banker record: sold 7/31/2025 for $350,000.
37 Child St, Warren RI 02885 — Coldwell Banker detail page: sold 8/28/2024 for $450,000, status Closed.
20 Narragansett Ave Unit 905, Narragansett RI 02882 (Surfside) — Zillow: "currently not for sale," sold 2/13/2026 for $800,000.
267 Fishing Cove Rd, North Kingstown RI 02852 (Cedarhurst) — sold 8/12/2025 for $599,000.
660 Point Judith Rd Unit D2, Narragansett RI 02882 (Westwind) — sold 12/8/2025 for $485,000.
24 Southwest Ave, Jamestown RI 02835 — companion unit to the confirmed 22 Southwest Ave; Zillow shows "Listing removed" 8/19/2026, now off-market.

Wrong property type or wrong status

3 Revere Ct, Canton MA — active, but a 7-bedroom triple-decker (3-family), not a duplex.
651 Washington St, Canton MA — active, but a fully occupied 7-bedroom rooming house with a leased brick storefront, not a residential two-unit.
69 Prospect Ave and 248 Washington St, Norwood MA 02062 — both active, both 3-families, not duplexes.
1508 Central St, Stoughton MA 02072 — active, but a 6-unit dwelling (12bd/6ba).
175 Bonnet Point Rd Unit D30, Narragansett RI 02882 — a 16-square-foot bathhouse/cabana with deeded beach-club passes, not a habitable dwelling. Cannot be rented by the week as lodging.
75 Croade St, Warren RI 02885 — a vacant 0.61-acre lot carrying a fully approved 12-unit development plan; raw land, not a standing duplex.
1961 Washington St, Stoughton MA — 3.5 acres and otherwise in band, but Pending/under contract.
230 Richland Rd, 0 Deerfield Rd and 0 Quail Run, Norwood MA — all Pending; two are also outside the acreage band at 0.58 and 6.21 acres.
634 Washington St, Canton MA — 0.73 acres, missing the 0.75-acre floor by 0.02 of an acre. Noted rather than quietly dropped, because it is the narrowest miss in the report.
35 Turnpike St and 16 Danforth St, Canton MA — under the acreage floor and/or Pending.
38 Dean St, Rehoboth MA 02769 — still Pending, unchanged since 8/24/2026. $574,900, 1.8 acres, MLS 73537719.

Fabrications and conflations

"Brand-new modern duplex, walking distance to downtown and Broadway, Jamestown RI" — confirmed bogus for a second run. Jamestown RI has no Broadway; that is a Newport RI street. Jamestown's actual live multi-family inventory is a single listing (46 Carr Ln, MLS 1422230). This is the same Newport/Jamestown conflation flagged last run, reproduced by the search layer again.
"0 Read St, Attleboro MA" — see Resolved Items below. Ruled out a fourth consecutive run.

Resolved Items — three long-running conflicts closed this run

0 Oak Street, Attleboro MA — RESOLVED, and it was never in band. The acreage conflict carried for three runs (0.19 ac in the record versus a "~0.87 ac, Lot 15 shovel-ready plus Lot 7A" description that would have qualified) is settled by the primary Zillow record, MLS 73538541: the lot is 8,250 square feet, or 0.189 acres. The full price history explains where the confusion came from — the parcel was first listed 5/28/2026 as MLS 73526161 at $299,000 (the LandVest "Lot 15 + Lot 7A" package that generated the larger figure), removed 6/17/2026, relisted 6/18/2026 as MLS 73538541, cut repeatedly to $160,000, and went Pending on 9/3/2026. LandVest/Christie's returned empty for a third time, but it no longer matters: the parcel is both under the floor and under agreement. This closes the flag raised last run that a qualifying Attleboro parcel might be being wrongly dropped — it was not.
10-12 Olive St, Attleboro MA — RESOLVED as SOLD. The conflict between two live Zillow records is settled by Coldwell Banker's dated history, MLS 73536322: listed 6/15/2026 at $645,000, sold 8/24/2026 for $648,000. The competing "still active" record (Hammond, MLS 73205115) could not be fetched and appears to be a stale older listing attempt on the same address. This address should be dropped from active tracking.
0 Read St, Attleboro MA — ruled out a FOURTH consecutive run. No dedicated listing URL exists for it in any search. AI summaries continue to assert "$115,000 / 3.81 acres" but no primary source can be produced. The recommendation hardens: treat this address as non-existent and stop carrying it.

Amenity & infrastructure re-checks

Sturdy Memorial Hospital, 211 Park St, Attleboro MA — open and expanding, re-confirmed. A new 60,000 sq ft, three-story Cancer and Specialty Care Building opened in September 2025, and a roughly $113M emergency department expansion (50 private ED rooms, a 12-bed behavioral health unit, 2 trauma bays) has broken ground with federal funding and a fall-2027 target.
Norwood Hospital — still closed, re-confirmed. Closed since the June 2020 flooding, rebuild plans abandoned in 2024 during the Steward Health Care bankruptcy. As of August 2026 two hospital operators are in talks to take over the site with legislative eminent-domain action pending, but it has not reopened.
The consequence, restated and sharpened: Attleboro MA remains the only town in the corridor that passes both the rail rule and the hospital rule. On a strict reading, no northern-cluster town — Canton, Stoughton, Sharon or Norwood MA — has an open hospital within 15 minutes at all, which is why several otherwise-attractive northern parcels above carry a hospital failure flag rather than a pass.

Coverage & Caveats

Verification standard changed the headline numbers. Six confirmed duplexes against eighteen last run reflects this run's requirement that every promotion clear an individual detail-page fetch. Roughly one in eight northern-cluster multi-family leads survived that test. Read the confirmed counts as a floor, not as the market.
Blocked or empty sources this run: Municode returned only a JavaScript shell for Warren RI (fourth consecutive run); LandVest/Christie's returned empty for the Oak St listing (third consecutive run); Hammond Residential returned empty for Lot 6 Pleasant St and the older Olive St record; Coldwell Banker returned empty for 474-476 Franklin St, Mansfield MA; William Raveis redirected the 145 Winthrop St URL to its homepage; LoopNet is largely sign-in gated beyond its public facts box; narragansettri.gov's STR ordinance PDF returned an empty body; The Independent's May 2025 article is paywalled; oceanstatecondos.com fetched blank; and Buttonwoods Campers Association governance documents are member-login gated. No blocked domain was bypassed by any means.
realtor.com was not reachable this run and its inventory is entirely unscreened. Because the sources that did work — LandSearch, Homes.com, Zillow, Redfin, Boston Pads — all draw from MLS PIN, the residual realtor.com-exclusive inventory is probably small, but it cannot be ruled out.
Tool-provenance restriction: several LandSearch category URLs could not be fetched because they had not appeared in a prior search result. This blocked one systematic angle on teardown and large-lot single-family inventory in Norwood and Canton MA. It was worked around with alternate searches, but that slice was not exhaustively swept.
Rate benchmark gaps: South Kingstown/Wakefield RI, Warren RI and Jamestown RI have no ADR data this run, which means three of the towns carrying confirmed Section 2 or Section 3 candidates have no income figure attached to them.
Methodology note carried forward: carousel, sidebar and category-page data continues to be reported separately and excluded from confirmed counts, so no town's apparent depth is inflated by unverified leads.
New methodology note: eXp Realty's neighborhood and community filters returned incorrect result sets this run and should not be relied on for community-scoped searches; use Zillow or Redfin neighborhood boundaries instead.
Data conflicts shipped flagged, not as fact: the 18 North Ave Attleboro MA price ($625,000 versus $600,000), the 127 Maple St Attleboro MA self-contradictory status, the 45 Cherry Ln Apt B Wakefield RI stale-cache signals, and the persistent LoopNet Commercial-versus-R1 contradiction on the off-market 138 Washington St, Attleboro MA.
Items that need a phone call, not another search: Buttonwoods Campers Association, Warwick RI (rental and subletting policy — ninth run unresolved); Warren RI Town Hall (STR ordinance text — fourth run unfetchable); and the Brookedge Village HOA, South Kingstown RI (whether a 55+ community permits weekly rentals at all).
All drive times in this report are estimates. Every confirmed row carries a real source URL. No address, price, acreage or rental rate in this report was inferred or invented.

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