46 Brookwood Dr · Methuen Town, MA 03079

$159,000

2 bd · 1.0 ba · 728 sqft · Manufactured public records · 10 Days on market

Built 2025 Est $135k · 17% over $457/mo HOA · 15% of rent

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Energy Star Certified- Brand New and Ready for Occupancy. Enjoy comfortable living in this new 1 bedroom, 1 bath home featuring an applianced kitchen with abundant cabinet space, vinyl flooring throughout, and convenient laundry hookups. Additional features include: FHA propane heat, central air conditioning, shed, and decks for outside enjoyment, modern finishes throughout. Sorry no dogs are permitted. 1 year warranty. 10 year limited structural warranty. Schedule a private showing today.

Key facts

• Vinyl flooring
• Fha propane heat
• Laundry hookups

Tags

• APPLIANCED KITCHEN
• ABUNDANT CABINET SPACE
• VINYL FLOORING
• LAUNDRY HOOKUPS
• FHA PROPANE HEAT
• CENTRAL AIR CONDITIONING

Property features AI

Finance

• Other: Taxes to be determined
• HOA & community: Monthly community fee of $457; One-time fee of $200; Community trash removal

Exterior

• Parking: Driveway (other)
• Utilities: Public water; Public sewer; 100 amp electric service; Propane (LP/Bottle) for gas; Internet: unknown availability
• Home design: Manufactured / mobile home; New construction (2025)
• Construction: Vinyl siding; Asphalt shingle roof; Mobile anchored; Built in 2025
• Exterior features: Landscaped, level lot; Private, privately maintained road frontage; Mobile park approval in place (Brookwood Park)

Interior

• Kitchen: Dishwasher; Refrigerator; Electric stove
• Flooring: Vinyl flooring
• Bathrooms: One full bathroom
• Heating & cooling: Propane forced air heat; Central air conditioning
• Interior features: Four total rooms; Vinyl flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $159k.

Deal economics

• At list price, monthly cash flow is $973 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $159k).
• Cap rate 13.6% vs local median 2.9% in Methuen Town — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 73/100 on livability (#108 in MA) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, employment A; Watch: schools D+, commute D+, amenities F.
• Salem School District (suburban): math 47% / reading 56% proficiency, ranked #28 of 98 in NH (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+2.6%/yr); 9 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 1,276 units permitted in Rockingham County in 2024 (593 in 5+ unit buildings).
• This rent runs 33% of the median local income ($110k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 2.6% rent growth), your $45k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.94% ✓
• Cap rate: 13.64%
• Cash-on-cash: 26.24%
• DSCR: 2.17
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $135,408
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
60 Brookwood Dr	0.07mi	2/1.0	728 (0%)	7mo	$170,000	$234	91
89 End St	0.13mi	2/1.0	792 (+9%)	6mo	$147,000	$186	74
75 S Polcy St #45	0.67mi	2/1.0	744 (+2%)	3mo	$135,000	$181	63
7 Friendship Dr	0.34mi	2/1.0	770 (+6%)	15mo	$85,000	$110	62
54 End St	0.12mi	2/1.0	644 (-12%)	22mo	$149,000	$231	57

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.64% rent growth · sell at horizon

5-year hold

• IRR: 19.6%
• Equity multiple: 1.79×
• Total profit: $35,389
• Equity at exit: $23,707

10-year hold

• IRR: 27.7%
• Equity multiple: 3.41×
• Total profit: $107,208
• Equity at exit: $13,747

Cash invested: $44,520 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 20 Strongly Tenant-Friendly
• State Massachusetts: 20 Strongly Tenant-Friendly · D+15
• County: — inherits STATE
• City: — inherits STATE

Cambridge / Boston historically rent-controlled (preempted 1994 but consideration ongoing); strong tenant protections; court backlogs.

Methodology + full state rankings →

ZIP-level market 03079

• Rents YoY: 2.6%
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $3,077 high
• Mortgage (P&I): −$834
• Tax from tax record: −$100 /mo · $1,202/yr
• Insurance: −$66
• HOA: −$457
• Vacancy / Maint / Mgmt: −$646
• Net cashflow: $973

Break-even live

Break-even rent $1,845

Max offer price $159,000

Occupancy floor 63%

Sensitivity live

Price	-10% $1,063	-5% $1,018	+0% $973	+5% $928	+10% $883
Rent	-10% $730	-5% $852	+0% $973	+5% $1,095	+10% $1,216
Rate	-1.0pp $1,053	-0.5pp $1,014	base $973	+0.5pp $932	+1.0pp $890

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
800 Central St Salem, NH	2.0	1.0–2.0	776	$2,825	$3.64	2d	14	0.14mi
4 Tuscan Blvd Salem, NH	2.0	1.0–2.0	739	$3,390	$4.58	2d	18	0.25mi
15 Artisan Dr Salem, NH	2.0	1.0–2.0	910	$3,873	$4.26	2d	35	0.43mi
3 Artisan Dr Salem, NH	2.0	1.0–2.0	920	$4,401	$4.78	2d	43	0.44mi
22 Via Toscana Salem, NH	2.0	1.0–2.0	846	$4,598	$5.43	2d	61	0.55mi
103 S Policy St Unit 4 Salem, NH	1.0	1.0	650	$2,000	$3.08	15d	1	0.80mi
11 Lancelot Ct #7 Salem, NH	2.0	1.0	676	$1,850	$2.74	5d	1	0.95mi
1 Lancelot Ct #2 Salem, NH	2.0	1.0	728	$1,950	$2.68	24d	1	1.06mi
3 Lancelot Ct Salem, NH	2.0	1.0	736	$1,800	$2.45	44d	1	1.07mi

HOA detail

• Monthly dues: $457 · $5,484/yr

Listing history 7 events

1. 2026-06-18
   days on market $159,000 Active 10 DOM
2. 2026-06-17
   days on market $159,000 Active 9 DOM
3. 2026-06-16
   days on market $159,000 Active 8 DOM
4. 2026-06-15
   days on market $159,000 Active 7 DOM
5. 2026-06-13
   days on market $159,000 Active 5 DOM
6. 2026-06-08
   remarks 495-char remark
7. 2026-06-08
   listed $159,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MA · Partial reset (capped growth)

• Current annual tax: $1,202 · $100/mo
• Projected year-2 tax: $1,579 · $132/mo
• Expected delta: +$377/yr (+$31/mo · 31.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,921
• − Mortgage interest: −$8,906
• − Property taxes: −$1,202
• − Insurance: −$795
• − Repairs & maintenance: −$2,954
• − Management: −$2,954
• − HOA: −$5,484
• − Depreciation: −$4,625
• Taxable income: $10,001
• Est. tax owed @ 24.0%: −$2,400
• After-tax cash flow: $9,281/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Salem School District
• NCES district ID: 3306060
• Math proficiency: 47% ▼ -4.00%
• Reading proficiency: 56% ▼ -2.00%
• Median HH income: $75,648
• Composite: 46.45/100
• National rank: #2446
• State rank: #28 of 98 in NH

Livability — Methuen Town

• Score: 73/100
• State rank: #108
• US rank: #5537

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Rockingham County
• City population: 53,015
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 30,964
• Household income: $110,490
• Rent vs Own: 24.4% rent · 75.6% own
• Severe rent burden: 702.0

Population outlook (Rockingham County) Hauer SSP2

• Today (2025): 316,118 people
• By 2030: 320,929 · +1.5%
• By 2040: 323,358 · +2.3%
• By 2050: 314,977 · -0.4%
• By 2075: 297,686 · -5.8%
• By 2100: 256,363 · -18.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 9% Two or more races 4% Asian 4%
• Hispanic origin (detail): Puerto Rican 2% Dominican 4%
• Common ancestry: Lithuanian 9% Romanian 4% Russian 4%
• Foreign-born: 11% · Canada, Vietnam, South Korea
• Languages at home: 88% English-only · Spanish 6% Other Asian/Pacific 2% Other Indo-European 1%

Political lean MEDSL · Rockingham

• 2024 margin: Toss-up / Even · D 48.3% · R 50.8%
• 2008→2024 swing: -3.5pp toward R · 2008: 1.1pp · 2024: -2.4pp
• All cycles: 2024: R+2.4 2020: D+2.1 2016: R+5.8 2012: R+4.5 2008: D+1.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -265.55%
• Current HPI: 311.547
• Rent YoY: ▲ 2.64%
• Metro: Boston-Cambridge-Newton, MA-NH
• State GDP YoY: ▲ 2.28%
• F500 in state: 38

Industry mix (Fortune 500 HQ in MA)

Industry	F500 HQs	Revenue
▸Technology	3	$17B
▸Insurance	2	$84B
▸Retail	2	$76B
▸Life Sciences	1	$43B
▸Energy Technology	1	$31B
▸Aerospace / Defense	1	$18B

Price history

1 event — show timeline

• 2026-06-08 Listed $159,000 PrimeMLS

Property tax history

+3.1%/yr

Latest (2025): $1,202 · +3.2% YoY. Source: county tax records.