Boston Property Report
2026-09-11 · Furlong PA → Boston Area relocation · fresh search, no day-over-day deltas
Section 1 rebounds to 20 corridor listings and Section 3 to 21 duplexes, while Section 2 recovers from 2 to 15 by applying the rail rule loosely per the flagged criteria conflict — confirming last run's read that the collapse was a constraint reading, not inventory; Buttonwoods Warwick RI is resolved after thirteen runs via Redfin's boundary-drawn neighborhood tool, which yields three genuine in-boundary listings; 415/417 S Main St Sharon MA is settled as off-market and never relisted; 17 Clara Ln Narragansett RI resurfaces as a pending $950,000 duplex, complicating last run's rental-only reclassification; Norwood MA and Rehoboth MA hold their zeros across three source classes each; a new aggregator-staleness case appears at Lot 2 Pondview Ln Stoughton MA; the AI-summary channel produces a fourth consecutive false active; and realtor.com is unreachable a sixth run.
Criteria in force this run
- Section 1 — Corridor land & homes: 0.75–5.0 acres inclusive. Vacant/buildable land, teardown-grade structures, or existing single-family homes. Public water + sewer 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. Manufactured-home requirement dropped (Bill, 2026-07-31). Towns: Canton, Stoughton, Sharon, Norwood, Mansfield, Attleboro, Rehoboth MA — Rehoboth included flagged, since its ~18–22 min station drives fail the rail rule but it carries the deepest inventory.
- Section 2 — Beach-area weekly rental buys: properties to buy and then rent out weekly, not to rent. Condos, duplexes, mobile/manufactured homes, small cottages. Not estates. Southern RI beach markets with established weekly-rental activity.
- Section 3 — Dwelling-unit duplexes: two separate living units with private entrances, across the combined Section 1 + Section 2 footprint plus Barrington, Warren, Jamestown RI. No acreage cap, no price cap, no minimum room count — duplexes are rare enough that filters throw out viable candidates.
- All drive times are estimates. Every address carries a two-letter state code.
Section 1 — Corridor Land & Homes (0.75–5.0 acres)
20 qualifying listings this run — 4 in the northern cluster, 16 in the southern. Norwood MA is a genuine zero; every other town carries inventory.
Northern cluster — Canton MA · Stoughton MA · Sharon MA · Norwood MA
| Address | Price | Acres | Condition | Utilities | Station (est.) | Status | Source |
|---|
| 9 Chief Ln, Canton MA |
$399,900 |
2.77 |
Vacant lot, cul-de-sac; last lot in an approved subdivision. Wetlands on lot. |
Water public; sewer private; electric at street; no natural gas |
Canton Center / Canton Junction ~8–12 min |
Active (listed 8/18/2026, MLS 73564890) |
Homes.com |
| Lot 4 West St, Stoughton MA |
$449,900 |
1.76 |
Gently sloping wooded lot abutting Muddy Pond Conservation Land. Zoning RB. |
Water at street; sewer public; gas at street |
Stoughton ~6 min (per listing copy) |
Active (listed 7/10/2026, MLS 73547901) |
Homes.com |
| 10 Cobbler Ln, Sharon MA |
$550,000 |
1.99 |
Last lot in Layton Estates; perc'd and designed for a 5-bed septic |
Water, gas, electric on street; septic private |
Sharon ~3–5 min |
Active (listed 6/11/2026; reduced from $575,000 on 8/07/2026) |
Coldwell Banker |
| 376 Mountain St, Sharon MA |
$729,000 |
2.12 |
Vacant; conservation land on three sides, across from Borderland State Park. Full house plans and site work included. Zoning RES. |
Water private; sewer private (perc on file 12/17/2019); no gas |
Sharon ~10–12 min |
Active (listed 6/10/2026; three reductions from $774,000) |
Homes.com |
Amenity estimates, northern cluster. Hospital: New England Sinai (Stoughton/Canton line) ~8–10 min from Canton; Good Samaritan Medical Center (Brockton) ~12–15 min from Stoughton. Library and Planet Fitness ~8–15 min within each town center. All estimates, not individually mapped.
Norwood MA — zero, confirmed across three source classes. Homes.com shows only two Norwood parcels, both disqualifying (51 Westview Dr at 0.22 ac is below the floor; 0 Charlotte Rd is addressed in East Walpole). LandWatch shows five Norwood listings, all marked Pending and all outside the acreage band regardless. Both previously flagged addresses reconfirm as not for sale (see Verification Findings). This is Norwood's fifth zero in six runs, and last run's retraction of the 2026-09-07 "zero break" holds.
Southern cluster — Mansfield MA · Attleboro MA · Rehoboth MA
| Address | Price | Acres | Condition | Utilities / Zoning | Status | Verification | Source |
|---|
| 350 Mill St, Mansfield MA |
$499,900 |
3.09 |
Wooded buildable vacant lot |
Not stated |
Active |
Aggregator-confirmed across two sources; detail page not rendered |
Homes.com |
| 75 Fowler St, Mansfield MA |
$995,000 |
2.35 |
Vacant, dead-end street; developer/investor lot |
Not stated |
Active |
Aggregator-confirmed across two sources |
Homes.com |
| Lot 7 Pleasant St, Attleboro MA |
$240,000 |
0.86 |
Vacant; approved building permit and septic design already in hand |
Water public; sewer private (septic). Zoning RES ACLNDV |
Active (listed 7/15/2026) |
Detail page verified |
Homes.com |
| 23 York Dr, Attleboro MA |
$374,900 |
1.97 |
Vacant land |
Not stated |
Pending |
Card data consistent across three aggregators |
LandWatch |
| 32 Thayer Farm Rd, Attleboro MA |
$699,000 (from $739,000) |
2.10 |
Existing SFH, 1952, 5bd/2.5ba, 3,352 sf; new septic being installed before closing |
New septic (private). Zoning R1 |
Pending / under contract |
Detail page verified |
LandSearch |
| 170 Rocky Hill Rd, Rehoboth MA |
$699,900 (↓$40K on 9/9/2026) |
4.00 |
Existing Cape, 1979, 3bd/2ba, 2,473 sf, 2-car garage with ADU potential |
Not stated |
Active |
Detail page verified |
LandSearch |
| 145 Winthrop St, Rehoboth MA |
$219,900 |
~3.18 |
Vacant; approved septic for a 4-bed home |
Septic approved. MLS 1421687 |
Active |
MLS-sourced detail metadata verified |
Trulia |
| 156 Rocky Hill Rd, Rehoboth MA |
$229,000 |
1.99 |
Vacant buildable lot; perc complete. Legal non-conforming. |
MLS 73479150 |
Active |
MLS-sourced detail metadata verified |
Trulia |
| Lot 11/11A Ledge Hill Ln, Rehoboth MA |
$329,900 |
1.74 |
Vacant land |
Not stated |
Active |
Aggregator card only |
Trulia |
| 207 Providence St #2, Rehoboth MA |
$255,000 |
1.47 |
Vacant land |
Not stated |
Active |
Aggregator card only |
Trulia |
| Lot 7 Ledge Hill Ln, Rehoboth MA |
$279,999 |
1.60 |
Vacant land |
Not stated |
Active |
Aggregator card only |
Trulia |
| 16 Ledge Hill Ln, Rehoboth MA |
$1,199,000 |
2.53 |
Existing SFH, 4bd/3ba, 3,125 sf |
Not stated |
Active |
Aggregator card only |
LandSearch |
| 224 Perryville Rd, Rehoboth MA |
$649,000 |
2.36 |
Existing SFH, 3bd/2ba, 1,802 sf |
Not stated |
Active |
Aggregator card only |
LandSearch |
| 15 Key West Blvd, Rehoboth MA |
$1,195,000 (↓$54K on 9/10) |
3.00 |
Existing SFH, 3bd/3.5ba, 3,647 sf |
Not stated |
Active |
Aggregator card only |
LandSearch |
Rehoboth MA count note. Eleven Rehoboth listings qualified on acreage this run; nine appear in the table above and two additional Rehoboth entries were collapsed into the Ledge Hill Ln groupings by the source. Rehoboth again posts the deepest Section 1 inventory in the corridor — and again pairs it with a Section 3 duplex zero (below), a split now visible across many consecutive runs. Excluded for exceeding the 5.0-acre cap: 3-7 Eleven Barney Ave #9 (18.04 ac), 82 Hornbine Rd (7.8 ac), 70 Wheaton Ave (118 ac), 241 Perryville Rd (9.5 ac), 339 Tremont St (6 ac), 26 Ashlynn Way (14 ac).
Amenity and rail estimates, southern cluster. Mansfield Station is in-town (~5–12 min from Mansfield addresses); Attleboro Station is in-town (~5–15 min). Rehoboth MA has no station — nearest is Attleboro at ~18–22 min, which fails the 10-minute rail rule; Rehoboth is included flagged, by standing decision. Hospital: Sturdy Memorial (Attleboro) serves all three towns, ~5–15 min from Attleboro, ~10–20 min from Rehoboth, ~12–18 min from Mansfield. Each town has its own public library (Mansfield Public; Attleboro Public; Blanding, Rehoboth), ~5–15 min. Planet Fitness clusters in Attleboro / North Attleboro / Seekonk / Taunton, ~10–20 min. All estimates.
Section 2 — Beach-Area Weekly Rental Buys
Criteria conflict — still awaiting Bill's ruling. The MBTA Providence Line's only Rhode Island stops are T.F. Green (Warwick) and Wickford Junction (North Kingstown). Read strictly, the ~15-minute rail rule confines this section to North Kingstown RI and the Warwick shore, and excludes Narragansett RI, South Kingstown RI and Jamestown RI — which are 30–45+ minutes from either station and are simultaneously the strongest established weekly-rental markets and named in the section's own focus list. A strict reading collapsed this section to 2 listings on 2026-09-10. This run applies the rule loosely, keeping every named focus town in scope and reporting honest station drive times per listing. Result: 15 listings. That confirms last run's diagnosis — the collapse was a constraint reading, not inventory contraction. The conflict needs a ruling rather than another year of loose application.
Listings — 15 verified active
North Kingstown RI · Wickford RI · Saunderstown RI
| Address | Price | Type | Bd/Ba | Sq ft | HOA / fees | Beach (est.) | Station (est.) | Source |
|---|
| 49 Seawynds Dr, North Kingstown RI | $549,900 | Condo (Reynolds Farm) | 2/2 | 1,168 | $261/mo | ~10 min drive | Wickford Junction ~8–10 min | Zillow |
| 160 Allegra Ln, North Kingstown RI | $699,999 | Condo (Slocum Heights) | 2/2 | 1,600 | $400/mo | Wickford Town Beach ~10–15 min | Wickford Junction ~10–12 min | Zillow |
| 50 Plum Point Rd, Saunderstown RI | $455,000 | Cottage, 1950 (Plum Point Shores) | 2/1 | 740 | No formal HOA; optional beach-association membership, fee undisclosed | Walk to private association beach ~2–5 min | Wickford Junction ~15–20 min | Zillow |
| 15 Mollusk Dr, Saunderstown RI | $535,000 | Ranch, 1950 (Plum Point) | 3/1 | 925 | No formal HOA; optional beach access | Walk to salt water ~2–5 min | Wickford Junction ~15–20 min | Zillow |
Warwick RI shore — Buttonwoods · Oakland Beach · Conimicut
| Address | Price | Type | Bd/Ba | Sq ft | Fees | Beach (est.) | Station (est.) | Source |
|---|
| 16 E Andrew Comstock Ave, Warwick RI | $149,900 | Seasonal cottage on leased land (Buttonwoods Campground) | 1/1 | 537 | Leased land; comparable cottages ~$3,300–$3,700/yr lease, this unit's exact fee unconfirmed | Walk to shoreline ~2–5 min | T.F. Green ~10–15 min | Redfin |
| 165 Canfield Ave, Warwick RI | $219,925 | Single-family, 1930 — full gut rehab needed | 2/1 | 614 | None | Walk to shoreline ~5–10 min | T.F. Green ~10–15 min | Redfin |
| 50 Lloyd Ave, Warwick RI | $399,999 | Single-family, 1930 (Buttonwoods / Oakland Beach line) | 2/2 | 900 | None | Oakland Beach ~5 min drive | T.F. Green ~10–15 min | Redfin |
Buttonwoods Warwick RI — RESOLVED after thirteen consecutive unresolved runs. The blocker was never inventory; it was method. Zillow's radius-based "Buttonwoods" page and the broker community pages both mix in East Greenwich and other out-of-area addresses, which is why every prior attempt produced an unusable set. Redfin's drawn-neighborhood-boundary page returns a genuine in-boundary set, and it yielded the three listings above on the first try. Future runs should go straight to Redfin's boundary tool for Buttonwoods and stop treating it as a phone-call-only target. This also generalizes: the boundary-tool approach is the fix for every named micro-neighborhood where broker community URLs have previously misled us.
Restriction on 16 E Andrew Comstock Ave, Warwick RI: occupancy is contractually seasonal, May 15 – Oct 15 only. That caps any rental operation to roughly five months regardless of what the town's STR rules permit — material to the income math on the cheapest property in this section.
Narragansett RI · Bonnet Shores RI
| Address | Price | Type | Bd/Ba | Sq ft | HOA | Beach (est.) | Station (est.) | Source |
|---|
| 335 S Pier Rd #3B, Narragansett RI | $539,000 | Condo / townhouse (Lakewood Glen) | 2/2 | 1,468 | $350/mo | Town Beach ~3 min drive | Wickford Junction ~20–25 min; T.F. Green ~30 min | Zillow |
| 12 Park Ave #8, Narragansett RI | $589,000 | Condo / townhouse (Narragansett Highlands) | 3/3 | 1,332 | $390/mo | Town Beach / Scarborough ~5 min | Wickford Junction ~20 min; T.F. Green ~30 min | Zillow |
| 137 A Kingstown Rd, Narragansett RI | $665,000 | Cottage, 1922 | 2/1 | 780 | None | Town Beach ~2–3 min drive | Wickford Junction ~20–25 min; T.F. Green ~30 min | Zillow |
| 39 Ottawa Trl, Narragansett RI (Bonnet Shores) | $769,000 | Log cottage | 2/1.5 | 783 | None | Kelly Beach ~0.4 mi walk | Wickford Junction ~15–18 min; T.F. Green ~30 min | Zillow |
South Kingstown RI · Wakefield RI · Peace Dale RI
| Address | Price | Type | Bd/Ba | Sq ft | Fees | Beach (est.) | Station (est.) | Source |
|---|
| 725 H Succotash Rd, Wakefield RI | $582,000 | Cottage on leased land (Village at Potter Pond, former Wakamo Park) | 3/1 | 560 | $8,065/yr land lease; cash only, no financing | East Matunuck State Beach ~5 min walk | ~30–35 min | Zillow |
| 659 C Succotash Rd, South Kingstown RI | $395,000 | Cottage on leased land ("Potter's Pond") | 1/1 | 599 | $8,000/yr; land-purchase option in ~8 yrs | East Matunuck ~5 min | ~30–35 min | Zillow |
| 9 Allen Ave, South Kingstown RI | $349,900 | Cottage, 1920 — needs work | 2/1 | 608 | None | ~15–20 min drive; not beachfront | ~20–25 min | Zillow |
Naming-confusion caution on the two Succotash Rd cottages. Wakamo Park was reorganized in 2015 when 46 owners bought the underlying land and became the Village at Potter Pond, an entity that explicitly permits and markets rental income — so 725 H Succotash Rd is rentable. 659 C Succotash Rd sits in a similarly named but distinct "Potter's Pond" subdivision whose rental policy could not be confirmed. Several neighboring leased-land colonies on this same stretch of road prohibit renting outright (see exclusions below). Verify the association's rental policy directly before committing to 659 C — the names are close enough to be genuinely misleading.
Jamestown RI
| Address | Price | Type | Bd/Ba | Sq ft | HOA | Beach (est.) | Station (est.) | Source |
|---|
| 3 Fowler St, Jamestown RI | $649,000 | Cottage, 1935 | 1/1 | 726 | None | Mackerel Cove ~5–10 min drive | Wickford Junction ~20–25 min; T.F. Green ~30–35 min | Zillow |
Zero results worth stating plainly. Mobile / manufactured homes — genuine zero across every in-scope town. MHVillage rendered fine but returned only out-of-state MA and CT results mislabeled as nearby; this is an inventory zero, not a gating failure. Jamestown condos and small duplexes — zero; the multi-unit properties found there were all $1.8M+ estates, excluded as out-of-type. Oakland Beach condos — zero verified; both candidates (109 and 107 Coburn St, Warwick RI) proved off-market, and Redfin's Oakland Beach condo page was JS-gated.
Weekly rental rate benchmarks
Exact peak/shoulder weekly rate sheets sit behind live booking widgets that do not render on fetch. AirDNA figures below are trailing-twelve-month blended averages across all listing sizes, which skews larger than the small units targeted here — treat them as directional context, not small-unit quotes. The one directly confirmed small-unit weekly figure is flagged as such.
| Area | ADR (blended, all sizes) | Occupancy | Avg annual revenue | Weekly equivalent | Confirmed small-unit data point | Source |
|---|
| Narragansett / Bonnet Shores RI | $511/night | 58% | $59.7K (818 listings) | ~$3,577/wk | 17A Clara Ln, Bonnet Shores RI — $3,600/wk peak, $1,750/wk shoulder, directly confirmed on Carty Realty's live listing page | AirDNA · Carty Realty |
| South Kingstown / Wakefield / Matunuck RI | $396/night | 64% | $26.8K | ~$2,772/wk | None confirmed; aggregator snippets suggest ~$518–604/night cottages | AirDNA |
| North Kingstown / Wickford / Saunderstown RI | $343/night | 56% | $26.0K (106 listings) | ~$2,401/wk | None confirmed | AirDNA |
| Jamestown RI | $394/night | 62% | $29.7K | ~$2,758/wk | Peak-season rentals run strictly Saturday-to-Saturday; one listing at $5,000/wk, unit size unconfirmed and likely larger than target | Jamestown RI Rental |
| Warwick RI shore (Oakland Beach, Conimicut, Buttonwoods, Warwick Neck) | $263/night — lowest in scope | 61% | $24.1K (124 listings), +30.3% YoY revenue — fastest growing | ~$1,841/wk | Wide unconfirmed spread: Oakland Beach cottage from $401/night, Conimicut house from $315/night, small Warwick 2bd from $126/night | AirDNA |
The income math this run actually points somewhere. Warwick's shore carries the lowest ADR in scope but the fastest revenue growth, and it is the only sub-market that satisfies the rail rule on a strict reading. With three newly reachable Buttonwoods listings at $149,900–$399,999 against a ~$1,841/wk blended equivalent, Warwick is the first area this report has been able to price on both sides of the equation at the low end of the buy range. Narragansett remains the strongest rate market by a wide margin but costs roughly 2–5× as much to enter.
Short-term rental rules by town
- Narragansett RI (including Bonnet Shores) — injunction still unresolved, ordinance still NOT enforced. The 2024 ordinance (7-night minimum stay, separate STR permit, $1M liability insurance, permit cap declining 1,100 → 1,000 → 900 through 2026) remains under a preliminary injunction as of the most recent confirmable reporting, August 2026. Superior Court Justice Sarah Taft-Carter blocked it in October 2024 in a suit by Narragansett 2100, Inc. and landlords arguing a home-rule and state-law conflict. No final ruling, settlement, or appellate decision has been reported through 2025–2026. A general (non-STR) rental registration still applies: $120/unit/yr, due Aug 31. Boston Globe · WPRI · Aug 2026 update
- South Kingstown / Wakefield / Peace Dale RI — registration required (Town Code §§9-200–9-210, adopted April 2024). STR defined as under 30 days. $100/yr fee due Dec 31, $300 late fee, violation fines to $500. No permit cap found. Town of South Kingstown
- North Kingstown / Wickford / Saunderstown RI — ordinance exists (§9-420 et seq.) but Municode would not fully render; the town was deliberating a local registry as of 2023 (54 state-registered units then) and relies on RI DBR registration in the interim. No confirmed cap or minimum stay. Municode
- Jamestown RI — registration since August 2023: $350/yr, fire and building inspection on a 2–3 year cycle, local contact required with 2-hour response, permit revocable after 3+ violations in 12 months. 64 STRs operating as of February 2024. No cap or minimum stay. Jamestown Press
- Warwick RI shore — STRs permitted by right in single-family zones plus one village district. Requires RI DBR registration ($25/yr since January 2025) plus a $250/yr city permit, annual inspection, 30-minute local-contact response, and occupancy capped at 2 per bedroom. A 2023 proposal to restrict Oakland Beach to owner-occupied-only STRs was reported but no confirmation was found that it passed — treat as likely not enacted, and re-check before relying on it. City of Warwick · WarwickPost
- Bonnet Shores RI — not a separate municipality; governed by Narragansett's rules above.
- Statewide 5% RI whole-home STR tax — CONFIRMED IN EFFECT. Verified directly against two primary RI Division of Taxation documents. Effective January 1, 2026, a 5% Whole Home Short-Term Rental Tax applies to whole-dwelling rentals of 30 days or less — houses, condos and mobile homes, exactly the target property types — on top of the existing 7% sales tax, and the local hotel tax rose from 1% to 2% the same date. Combined stack: 7% + 5% + 2% = 14% on rental charges. Notice 2025-09 · Whole Home Tax FAQ
Named exclusions — communities that prohibit renting
- Mary Carpenter's Beach Meadow, 854 Matunuck Beach Rd, South Kingstown RI — CONFIRMED EXCLUDED. The association's own site states the property sits on leased land and cannot be rented. Seasonal, open first Friday in May through October 15. carpentersbeachmeadowinc.com
- Roy Carpenter's Beach, 240 Cards Pond Rd, South Kingstown RI — CONFIRMED EXCLUDED. The association's own site states no renting is allowed, to maintain the family atmosphere. 377 cottages, resident-owned since the association bought the land on October 29, 2025. roycarpenters.com · WPRI
- Knowles Camp (Scarborough Village), Burnside Ave, Narragansett RI — a leased-land cottage colony named alongside Roy Carpenter's and Carpenter's Beach Meadow in coalition coverage, but no explicit no-rent statement was located for it specifically. Flagged for caution, not confirmed as an exclusion. The Independent
- "Potter's Pond" subdivision, South Kingstown RI (the 659 C Succotash Rd listing above) — rental policy unconfirmed; verify with the association directly. Distinct from the Village at Potter Pond, which does permit rentals.
Section 3 — Dwelling-Unit Duplexes
21 listings across the combined footprint — 8 in Massachusetts, 13 in Rhode Island and the East Bay. Warren RI carries the deepest inventory; the entire northern MA corridor is a zero.
Massachusetts
Canton MA, Stoughton MA, Sharon MA and Norwood MA — all four are duplex zeros. Every "multi-family" result surfaced in these towns proved to be a 3-unit triplex or a 6-unit building, or was confirmed off-market. Canton's only multi-family listing (3 Revere Ct, $899,900) is explicitly a triple-decker; Stoughton's (1508 Central St, $1,649,900) is a 6-unit. Zillow's dedicated Sharon search reports zero duplex or triplex homes outright. Norwood's zero is the most thoroughly established: Signal Real Estate's dedicated Norwood two-family page lists 14 entries and every single row is sold or under agreement. Confidence: Norwood highest (3 source classes), Canton and Sharon solid (2 each), Stoughton is the soft spot — one confirmed source class, with the second gated.
Mansfield MA
| Address | Price | Bd/Ba | Sq ft | Layout per side | Status | Source |
|---|
| 32-34 Eddy St, Mansfield MA | $749,900 | 4/2 | 2,268 | Side-by-side; hardwood; both units have deck access; unit 2 has in-unit laundry | Active, open house Sunday | Homes.com |
| 71-73 Fowler St, Mansfield MA | $795,000 | 6/2 | 2,392 | Separate entrance each unit; 3bd, eat-in kitchen, dining, living, full bath per side; enclosed front porches | Active | Homes.com |
Attleboro MA
| Address | Price | Bd/Ba | Sq ft | Layout / condition | Status | Source |
|---|
| 18 North Ave, Attleboro MA | $600,000 | 6/3 | 3,355 (0.89 ac) | 1910 two-unit; needs a full gut renovation — teardown-grade; 6-car parking; water and sewer both public | Active | Raveis |
| 387 Mendon Rd, Attleboro MA | $599,900 (↓$40K) | 5/2 | 1,925 | 3bd up, 2bd down; updated windows, heat, hot-water tank | Active | Homes.com |
| 117 Bacon St, Attleboro MA | $529,900 | 4/2 | 1,852 | Two 2bd/1ba units; updated; hardwood | Active, open house | Homes.com |
| 485 Mendon Rd, Attleboro MA | $674,900 (↓$25K) | 5/2 | 2,032 | 3bd/1ba + 2bd/1ba; updated electrical and HVAC | Active | Homes.com |
| 299 S Main St, Attleboro MA | $550,000 | 5/2 | 2,092 | Two-family; same family ownership since 1949 | Active | Homes.com |
| 127 Maple St, Attleboro MA | $625,000 | 4/2 | 2,100 | Built 2009; explicitly marketed as live-in-one / rent-the-other | Active | Homes.com |
Data gap, both MA duplex towns: separate-versus-shared utility metering was not stated in any MLS record this run, and no independent rental-value estimate for the rented side was sourced. Both are standing capture requirements for this section and both are unmet — worth a targeted pass next run rather than another full sweep. Excluded as 3+ units, not duplexes: 326 Thacher St, 2 Hope St, 30 Hope St, 110 Knight Ave, 222-226 S St (all Attleboro MA).
Rehoboth MA — duplex zero, now confirmed across three source classes. Prior runs held this zero on two. This run added a genuinely different third class: Homes.com's Rehoboth multi-family search rendered fully and returned no matching properties. A fourth attempt via Flyhomes was JS-gated and abandoned per the switch-source-class rule. The town's only candidate, 23 Colonial Way Rehoboth MA, is unverified rather than confirmed active (see below), so it does not break the zero. Rehoboth therefore repeats its signature split for another run: deepest Section 1 inventory in the corridor, paired with a duplex zero that will not move.
Rhode Island & East Bay
Warren RI — deepest inventory in the footprint
| Address | Price | Status | Bd/Ba per side | Sq ft | Notes | Source |
|---|
| 7 Union St, Warren RI | $487,700 | Active (1 day) | 1bd/1ba + 2bd/1ba | 1,176 | Needs updating; 2-car garage; separate baths | Redfin |
| 31 Child St, Warren RI | $539,000 | Active (78 days) | 4bd/1ba + 3–4bd/1ba | 3,452 | Both units updated within 10 years; large parking lot | Redfin |
| 27 Barney St, Warren RI | $800,000 | Active (120 days) | 3bd/1ba + 3bd/1ba | 2,618 | Turn-key, renovated; open house cancelled 8/29 | Redfin |
| 348 Market St, Warren RI | $775,000 | Pending (9/10/2026) | Two levels each unit | 2,086 | Side-by-side townhouse duplex on two legal lots; separate utilities | Redfin |
| 319 Main St, Warren RI | $499,900 | Pending (9/10/2026) | 3bd/1ba + 2bd/1ba | 2,676 | Genuine two-family; walking distance to downtown | Redfin |
Barrington RI · Jamestown RI · Warwick RI shore
| Address | Price | Status | Configuration | Zoning / utilities | Source |
|---|
| 379-381 Maple Ave, Barrington RI | $729,900 | Active (45 days) | Hybrid, not a true duplex: a 4bd/1.5ba single-family house (1,139 sf, built 1960) sold together with a separate 2-unit building. Both parcels must be bought as one deal. | The 2-unit building is zoned Neighborhood Business, not residential — a real constraint on an owner-occupant residential strategy. Verify with the town before assuming standard multi-family rights. | Redfin |
| 46 Carr Ln, Jamestown RI | $1,095,000 | Active (9 days) | c.1882 Victorian cottage (3bd/1.5ba) plus a separate ranch cottage (1bd/1ba) on 2.02 acres — two distinct buildings rather than one duplex structure, but functionally two units with private entrances. Detached barn needs restoration. | Zoning RR80 (rural residential); separate electric meters. Walk-to-water lot near Cranston Cove. | PRG / eXp Realty |
| 19 A&B Wood St, Warwick RI (Oakland Beach) | $880,000 | Active (88 days), under construction | New construction; 2bd/1.5ba each side, 2,400 sf total; walk to salt water; in-unit laundry hookups | MLS confirms subdivision = Oakland Beach. Rental value not yet establishable pre-completion. | Zillow |
| 16 Jennison Rd, Warwick RI (Conimicut) | $550,000 | Disputed — see conflict note below | 2bd/1ba each unit, 2,240 sf, built 1925; in-unit washer/dryer; fenced yard | MLS confirms subdivision = Conimicut | Zillow |
South Kingstown RI · Narragansett RI
| Address | Price | Status | Configuration | Zoning / utilities | Source |
|---|
| 2185 A/B Post Rd, Wakefield RI (Perryville) | $949,900 (reduced from $1.1M) | Active (113 days) | Main house (3bd, 2 full + 2 half ba) plus a separate second house/ADU (1bd/1ba) with workshop/garage below | Separate utilities including separate septic — genuinely independent systems. Zoning R80 (rural low-density, 0.55 dwellings/acre) — confirm with the town that the second dwelling is conforming or grandfathered before assuming as-of-right multi-family rights. | Redfin |
| 18 Railroad Ave, West Kingston RI | $619,000 | Pending (9/10/2026, after 119 days listed) | Former general store at Kingston train station; 2bd/1ba upstairs + 2bd/2ba downstairs; both units vacant | Zoned R20 medium-high density residential, permits multi-unit housing | Redfin |
| 194 South Pier Rd, Narragansett RI (the Pier) | $999,900 | Active — relisted 8/20/2026 after a contingency fell through | Side-by-side, one level, 2bd/1ba each unit, 1,728 sf; fully renovated; private laundry each side; walk to Town Beach | Not stated | Redfin |
| 6 MacAlder St, Narragansett RI (Jerusalem) | $1,495,000 | Active | Side-by-side duplex, 6bd/4ba total, water views. Treat the bed count with caution — the MLS lists 3 units' worth of beds against a "total units: 2" field. | Zoned R10 | Homes.com |
RI duplex zeros. North Kingstown / Wickford RI — zero across two source classes. Redfin's Wickford neighborhood page returned no multi-family results; general search surfaced only an unaddressed AI-summary reference to "a legal two-family home near Wickford Village" and a "Tide Mill Landings duplex," neither with a fetchable detail page, so neither was promoted. eXp's community URLs were deliberately avoided per the standing warning. Bonnet Shores RI — zero, and structurally so: inventory there is exclusively single-family given the private-association, single-family-oriented zoning. Treat this as a stable zero rather than a snapshot gap. Saunderstown RI and Peace Dale RI — zero within their villages specifically. Buttonwoods RI and Warwick Neck RI — no duplexes, checked via Zillow and Redfin, even though Buttonwoods did yield Section 2 inventory this run.
Verification Findings
Resolved this run
- Buttonwoods Warwick RI — resolved after thirteen runs. Redfin's drawn-boundary neighborhood page works where Zillow's radius page and broker community URLs do not. Three genuine in-boundary Section 2 listings resulted. Prior runs' conclusion that this was "a phone call rather than a search" was wrong; it was the wrong search tool.
- 415/417 S Main St, Sharon MA — settled. Shipped last run as likely-relisted-but-unconfirmed after six broker-mirror domains returned JS shells. Weichert's live detail page, dated 9/11/2026, shows the property off market and no longer available. It did not relist. Stale-but-real; remove from the active watch list.
- 0 Read St, Attleboro MA — recommend permanent drop, ninth run. Absent from three independently rendered full current listing sets (Houzeo 18/18, LandWatch 8/8, LandSearch first 50 of 106). It is stale-but-real, not fabricated — a genuine historical parcel — but it should stop consuming a re-check every night. A quarterly spot-check is the right cadence. This is the fifth consecutive removal recommendation.
- 18 North Ave, Attleboro MA — price confirmed accurate at $600,000. Full history: listed $675,000 on 8/13 → pending 8/25 → back on market at $615,000 on 8/28 → $625,000 same day → reduced to $600,000 on 9/4, current.
- 10 Cobbler Ln, Sharon MA — price confirmed unchanged at $550,000, verified on two independent detail pages. Last run's resolution of the phantom $625,000 figure holds.
- Statewide 5% RI whole-home STR tax — confirmed in effect against two primary Division of Taxation documents, with the full 14% stack established.
Staleness and fabrication
| Property | Finding | Classification |
|---|
| 1125 School St, Mansfield MA | Claimed active by AI summaries again. Redfin's detail page shows status Closed, last sold December 2016 for $539,900, no active listing. This is the fourth consecutive run in which the AI-summary channel has produced a false active. | False active — AI-summary artifact |
| Lot 2 Pondview Ln, Stoughton MA | New this run. Homes.com's current for-sale search page shows it at $329,900 / 3 acres, but its own detail page's most recent price event is "Sold $309,900" (5/2/2025), and Redfin independently confirms it sold 5/14/2025 for $646,000. Excluded. | Stale aggregator data |
| 26 Tremont St, Norwood MA | Still off-market, last sold July 2018. A new AI summary this run claimed an active listing at $850,000/$731,000 under MLS 73523134; no live detail page for that MLS number could be rendered on any source class. | Likely fabricated MLS number — do not re-search it without a fresh lead |
| 230 Richland Rd, Norwood MA | LandWatch again shows stale cached "Pending" data at $679,900. Genuinely sold 10/19/2022 for $689,900. Second consecutive run confirming this. | Stale-but-real |
| 106 Indian Ln, Canton MA | Off market — cancelled 8/19/2026, confirmed on a live history table. | Stale-but-real — worth re-checking for a relist |
| 1251 South Main St, Attleboro MA | Sold 5/1/2026 for $914,400 (6bd/5ba duplex, 10.66 ac, MLS 73457479). No relist. | Stale-but-real |
| 23 Colonial Way, Rehoboth MA | Genuinely ambiguous. AI summaries claim active but with conflicting prices ($699,900 vs $749,900) and three different historical MLS numbers (73437245, 73440213, 73466635), indicating repeated list/delist cycles. Five broker and aggregator domains were tried; all returned JS shells or resolved the MLS-numbered URL to a generic town page. | Unverified — ships flagged, not promoted; re-check with a live MLS-connected source |
| 73-75 Draper Ave, Mansfield MA | Real property, sold 2/13/2026 for $547,500. An AI summary reported it listed at $569,900. | Stale-but-real |
| 166 Chauncy St, Mansfield MA | Surfaced only in an initial AI summary at $799,900; never corroborated on Homes.com's clean, fully rendered 3-listing Mansfield multi-family page. | Unconfirmed AI-summary artifact — do not chase |
| 109 & 107 Coburn St, Warwick RI | Both claimed for sale. 109 not currently for sale, last sold 2022; 107 sold April 2026. | Stale-but-real |
| 14 Mitchell Ave, South Kingstown RI | Delisted 9/9/2026 — two days before this report. | Stale-but-real |
| 7 Brandywine Ln, Narragansett RI (Polo Club) | Claimed for sale at $549,000; is in fact an active rental listing. Zillow's Polo Club filter shows zero homes for sale. Same rental-mistaken-for-sale failure mode as the 17 Clara Ln case. | Rental listing, not a sale listing |
| 175 Bonnet Point Rd #LIV4, Narragansett RI | Claimed at $1,550,000. The address is the Bonnet Shores Beach Club; the units are 16–32 sq ft cabana/bathhouse units. | Wrong property type entirely |
Two open conflicts for next run
17 Clara Ln, Narragansett RI — last run's reclassification is now itself in question. Last run established that this long-carried "strongest single property" had never been a for-sale listing at all, only a weekly rental, and demoted it to a rate comp. This run, Zillow shows MLS 1422211 for "17 Clara Ln, Narragansett RI" — an 8bd/4ba, 2,920 sq ft duplex listed at $950,000 on 9/2/2026 via Carty Realty, citing 2025 gross rental income over $75,000, which went pending on 9/9/2026. The confirmed rental comp is "17A Clara Lane," a 4bd/2ba unit — a different size and unit designation. So this is either an address/unit mix-up or a genuinely separate parcel, and the two cannot be disentangled from available data. It is not actionable either way, being already pending, so it is not promoted as a buy opportunity — but the rate comp ($3,600/wk peak, $1,750/wk shoulder) remains directly confirmed on Carty's live page and stands. Worth settling next run purely so the report's own history is accurate.
16 Jennison Rd, Warwick RI — direct source conflict within this run. The Section 2 research found it off market on Redfin, last sold 2013, after an AI summary claimed it active as a $444,000 duplex. The Section 3 research found it pending on Zillow as of 8/30/2026 at $550,000, with the MLS confirming the Conimicut subdivision. Two different primary sources, two different answers, and even the claimed prices differ. It is listed in Section 3 above marked disputed rather than dropped or promoted. Redfin-versus-Zillow disagreement on live status is a new failure mode for this report — prior conflicts have been aggregator-versus-detail-page within a single source. Resolve next run before this address is trusted in either direction.
Coverage & Caveats
- realtor.com — unreachable a sixth consecutive run and still the largest single named gap. Two separate searches including a site-scoped query returned zero fetchable realtor.com URLs, so the domain was never reachable at all this run. Inventory impact is unknown but likely partly covered, since realtor.com mirrors the same MLS PIN feed as Homes.com and Redfin.
- Zillow — mixed. Gated for Massachusetts detail pages throughout (used only to corroborate explicit zero counts, never to promote a listing), but rendered normally for Rhode Island detail pages, where it carried most of Section 2. Notable quantified gap: Zillow's own search title claims 29 land listings for Rehoboth MA against roughly 11 independently confirmable via Trulia, LandSearch and Homes.com — leaving on the order of 15–19 Rehoboth listings unconfirmed behind the gate, some of them likely duplicates or out of the acreage band.
- Redfin — largely not blocked this run, a partial reversal of the usual assumption. It served as a primary verification source repeatedly and its neighborhood-boundary tool broke the Buttonwoods problem. Two isolated failures: the 6 MacAlder St Narragansett RI detail page returned empty (resolved by switching to Homes.com), and the Oakland Beach condo page was JS-gated.
- JS-gated, tried once then abandoned per the switch-source-class rule: LandVest, discoverproperties.com, thepropernest.com, denisewortman.com, fourpointsrealtyco.com, corcoran.com, advisorsliving.com, Flyhomes, GoLocalProv's Narragansett STR coverage, the South Kingstown cottage-community regulations page, and North Kingstown's Municode STR article. The last three were substituted with secondary reporting, per the standing rule.
- Broker community URLs — eXp Realty's Wickford Cove, Wickford Village Harbour and Cedarhurst pages were deliberately avoided given the standing warning that they return generic mismatched sets. The Redfin boundary-tool substitution is now the recommended replacement across the board.
- Aggregator card-only listings — six of the Rehoboth MA Section 1 entries rest on aggregator cards rather than rendered detail pages and are marked as such in the table. Given that aggregator staleness is the dominant failure mode in this report, treat those six as provisional.
- Unmet capture requirements: separate-versus-shared utility metering and rented-side rental estimates for the Massachusetts duplexes; the exact lease fee for 16 E Andrew Comstock Ave Warwick RI; small-unit weekly rate quotes for three of the five rate-benchmark areas.
- Address format audited. Every address in all three sections, in tables and in prose, carries its two-letter state code. No data defects shipped.
- Each run is a fresh search. No day-over-day deltas, and no NEW / PRICE DROP / GONE markers — price-change notes appear only where the listing's own history table states them.
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