75 S Policy St #3 · Methuen Town, MA 03079

$249,900

2 bd · 1.5 ba · 744 sqft · Manufactured public records · 11 Days on market

Built 2026 6.50 ac lot $400/mo HOA · 13% 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 +24.3/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well Maintained 2 Bedroom Mobile, Great Location for Commuting, Shopping and Recreation. Close to Canbobie Lake Park, Rockingham Mall and Rte 28- New Thermopane windows, New Roof with Lifetime Warranty. Mobile features 1 1/2 Baths, Screen Porch in a Nice Park!

Key facts

• Near shopping
• Near restaurants
• Near route 28

Tags

• TOWN WATER AND SEWER SERVICES
• NEAR TUSCAN VILLAGE
• NEAR SHOPPING
• NEAR RESTAURANTS
• NEAR ROUTE 28
• NEAR I-93

Property features AI

Finance

• HOA & community: Mobile park fee $400 monthly

Exterior

• Utilities: Public water; Public sewer; Circuit breaker electrical system; Cable internet available
• Home design: Manufactured / Mobile home; Existing structure; Lot/unit number 3; Year built 2026
• Construction: Vinyl siding; Asphalt shingle roof
• Exterior features: Located in Policy Lane Mobile Park; Mobile park approved for placement; Country setting; Near shopping; Near schools; Paved driveway; Paved road frontage

Interior

• Bathrooms: One full bathroom; One 3/4 bathroom
• Heating & cooling: Propane heat
• Interior features: 4 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $250k.

Deal economics

• At list price, monthly cash flow is $502 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Cap rate 8.7% 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 16y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $29k; list at $250k implies a 765% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $249,900

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: 1.20% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.61%
• DSCR: 1.38
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $159,216
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
75 S Polcy St #45	0.00mi	2/1.0	744 (0%)	3mo	$135,000	$181	96
75 South Policy St #48	0.00mi	2/1.0	840 (+13%)	6mo	$139,900	$167	72
60 Brookwood Dr	0.74mi	2/1.0	728 (-2%)	7mo	$170,000	$234	54
7 Friendship Dr	0.61mi	2/1.0	770 (+4%)	15mo	$85,000	$110	51
19 Princess Dr	0.70mi	2/1.0	650 (-13%)	11mo	$159,900	$246	35
10 Princess Dr	0.72mi	2/1.0	840 (+13%)	18mo	$179,900	$214	28

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: -3.6%
• Equity multiple: 0.86×
• Total profit: $-9,485
• Equity at exit: $37,261

10-year hold

• IRR: 5.7%
• Equity multiple: 1.41×
• Total profit: $29,022
• Equity at exit: $21,607

Cash invested: $69,972 (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: 6.9×

Monthly cashflow live

• Estimated rent: $3,007 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$59 /mo · $708/yr
• Insurance: −$104
• HOA: −$400
• Vacancy / Maint / Mgmt: −$631
• Net cashflow: $502

Break-even live

Break-even rent $2,372

Max offer price $249,900

Occupancy floor 78%

Sensitivity live

Price	-10% $643	-5% $573	+0% $502	+5% $431	+10% $360
Rent	-10% $264	-5% $383	+0% $502	+5% $621	+10% $739
Rate	-1.0pp $628	-0.5pp $565	base $502	+0.5pp $437	+1.0pp $371

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 S Policy St Unit 4 Salem, NH	1.0	1.0	650	$2,000	$3.08	15d	1	0.23mi
3 Artisan Dr Salem, NH	2.0	1.0–2.0	920	$4,401	$4.78	2d	43	0.30mi
4 Tuscan Blvd Salem, NH	2.0	1.0–2.0	739	$3,390	$4.58	2d	18	0.40mi
15 Artisan Dr Salem, NH	2.0	1.0–2.0	910	$3,873	$4.26	2d	35	0.41mi
800 Central St Salem, NH	2.0	1.0–2.0	776	$2,825	$3.64	2d	14	0.49mi
22 Via Toscana Salem, NH	2.0	1.0–2.0	846	$4,598	$5.43	2d	61	0.59mi
11 Lancelot Ct #7 Salem, NH	2.0	1.0	676	$1,850	$2.74	5d	1	0.76mi
3 Lancelot Ct Salem, NH	2.0	1.0	736	$1,800	$2.45	44d	1	0.85mi
1 Lancelot Ct #2 Salem, NH	2.0	1.0	728	$1,950	$2.68	24d	1	0.85mi

HOA detail

• Monthly dues: $400 · $4,800/yr

Listing history 8 events

1. 2026-06-18
   days on market $249,900 Active 11 DOM
2. 2026-06-17
   days on market $249,900 Active 10 DOM
3. 2026-06-16
   days on market $249,900 Active 9 DOM
4. 2026-06-15
   days on market $249,900 Active 8 DOM
5. 2026-06-13
   days on market $249,900 Active 6 DOM
6. 2026-06-09
   days on market $249,900 Active 2 DOM
7. 2026-06-08
   remarks 613-char remark
8. 2026-06-08
   listed $249,900 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: $708 · $59/mo
• Projected year-2 tax: $1,891 · $158/mo
• Expected delta: +$1,183/yr (+$99/mo · 167.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥96°F today · 15 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: $36,082
• − Mortgage interest: −$13,998
• − Property taxes: −$708
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,887
• − Management: −$2,887
• − HOA: −$4,800
• − Depreciation: −$7,270
• Taxable income: $2,283
• Est. tax owed @ 24.0%: −$548
• After-tax cash flow: $5,473/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

+735.8% since first listed

3 events — show timeline

• 2026-06-07 Listed $249,900 PrimeMLS
• 2010-09-15 Sold (MLS) $28,900 PrimeMLS
• 2010-07-27 Listed $29,900 PrimeMLS

Property tax history

+3.9%/yr

Latest (2025): $708 · +3.2% YoY. Source: county tax records.