96 Newbury Unit 9B · Danvers, MA 01960

$219,900

1 bd · 1.0 ba · 565 sqft · Manufactured · 10 Days on market

Built 2019 Est $160k · 38% over

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Why this score? — see what drove the D 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 +17.5/30.0
• DSCR +5.5/10.0
• 1% rule +4.7/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this contemporary 1BR/1BA manufactured home located in a highly desirable Danvers community at 96 Newbury St. Well maintained by the owner, this 2019 Titan (46'x14', Serial #019-000-H-A004562A) features a bright, thoughtfully designed layout boasting cathedral ceilings that maximize the living space. Stay comfortable year-round with mini-split heating and cooling systems in both the living room and bedroom. Exterior highlights include a modern pitched roof, a private deck perfect for relaxing, a 2-car driveway, and an outdoor storage shed included in the sale. Unbeatable value with a low monthly park rent of $460, which conveniently covers real estate taxes, water, snow plowing,

Key facts

• Private deck
• Cathedral ceilings
• Outdoor storage shed

Tags

• CATHEDRAL CEILINGS
• MINI-SPLIT HEATING AND COOLING
• PRIVATE DECK
• OUTDOOR STORAGE SHED
• EASY ACCESS TO SHOPPING

Property features AI

Finance

• HOA & community: Not a senior community

Exterior

• Parking: 2 off-street paved parking spaces; Open parking available
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Mobile home; Single-level entry
• Construction: Built as reported by owner; No lead paint reported
• Exterior features: Public transportation, shopping, park, walk/jog trails and highway access nearby

Interior

• Kitchen: Kitchen approximately 12 x 9 (108 sq ft)
• Bedrooms: Master bedroom approximately 12 x 11 (132 sq ft)
• Bathrooms: 1 full bathroom
• Heating & cooling: Ductless heating; Ductless cooling
• Interior features: Total of 3 rooms

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $220k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (2.8% below list).
• Recommended offer: $214k (2.8% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 3.0% in Danvers — 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 74/100 on livability (#84 in MA, #4,339 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: commute C-, amenities F, cost of living F.
• Danvers (suburban): math 38% / reading 51% proficiency, ranked #157 of 302 in MA (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 17% free/reduced lunch — higher-income household profile.
• Zoned schools: Ivan G Smith (math 57% / reading 72%, grade B, #120 of 938 statewide, top 14%, 339 students, 0% FRL); Danvers High (math 42% / reading 67%, grade C-, #157 of 343 statewide, top 47%, 777 students, 0% FRL) — zoned schools average 0% FRL vs 17% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 60% at this address vs 44% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Danvers average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-0.9%/yr); 40 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,032 units permitted in Essex County in 2024 (590 in 5+ unit buildings).

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.
• Essex County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

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

Risks & watch-outs

• Climate carrying-cost: major wind risk, 64% 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 $213,769 (2.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.97% ✗
• Cap rate: 7.22%
• Cash-on-cash: 3.30%
• DSCR: 1.15
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $159,895
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
98 Newbury Unit 4A	0.01mi	1/1.0	600 (+6%)	10mo	$180,000	$300	81
103 Newbury #11	0.07mi	1/1.0	600 (+6%)	17mo	$170,000	$283	72
103 Newbury #37	0.07mi	1/1.0	600 (+6%)	19mo	$175,000	$292	70
103 Newbury #20	0.07mi	1/1.0	600 (+6%)	23mo	$159,900	$267	67
98 Newbury St Unit 22A	0.01mi	2/1.0 (+1)	500 (-12%)	14mo	$33,000	$66	64
98 Newbury St Unit 39A	0.06mi	1/1.0	500 (-12%)	22mo	$70,000	$140	60

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -14.5%
• Equity multiple: 0.49×
• Total profit: $-31,095
• Equity at exit: $32,788

10-year hold

• IRR: -11.7%
• Equity multiple: 0.39×
• Total profit: $-37,289
• Equity at exit: $19,013

Cash invested: $61,572 (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 01960

• Rents YoY: -0.9%
• Active inventory: 40
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,138 medium
• Mortgage (P&I): −$1,153
• Tax est. 1.5%: −$275 /mo · $3,298/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $169

Break-even live

Break-even rent $1,924

Max offer price $219,900

Occupancy floor 87%

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1000 Crane Brook Way Peabody, MA	1.0–3.0	1.0–2.0	1137	$2,364	$2.08	1d	24	0.73mi

Listing history 7 events

1. 2026-06-18
   days on market $219,900 Active 10 DOM
2. 2026-06-17
   days on market $219,900 Active 9 DOM
3. 2026-06-16
   days on market $219,900 Active 8 DOM
4. 2026-06-15
   days on market $219,900 Active 7 DOM
5. 2026-06-13
   statusdays on market $219,900 Active 5 DOM
6. 2026-06-08
   remarks 699-char remark
7. 2026-06-08
   listed $219,900 New 1 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,652
• − Mortgage interest: −$12,318
• − Property taxes: −$3,298
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,052
• − Management: −$2,052
• − Depreciation: −$6,397
• Taxable loss: −$1,565
• Est. tax savings @ 24.0%: +$376
• After-tax cash flow: $2,405/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: Danvers
• NCES district ID: 2503990
• Math proficiency: 38% ▼ -10.00%
• Reading proficiency: 51% ▼ -1.00%
• Median HH income: $77,753
• Composite: 40.83/100
• National rank: #3631
• State rank: #157 of 302 in MA

Livability — Danvers

• Score: 74/100
• State rank: #84
• US rank: #4339

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Danvers, MA
• County: Essex County · 632,995 people
• City population: 27,991
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 54,474
• Household income: $96,501
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 2570.0

Population outlook (Essex County) Hauer SSP2

• Today (2025): 840,920 people
• By 2030: 872,201 · +3.7%
• By 2040: 927,918 · +10.3%
• By 2050: 970,206 · +15.4%
• By 2075: 1,077,993 · +28.2%
• By 2100: 1,103,053 · +31.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 12% Two or more races 10% Black 4% Asian 2%
• Hispanic origin (detail): Puerto Rican 2% Dominican 6%
• Common ancestry: Russian 6% Lithuanian 4% Romanian 3%
• Foreign-born: 17% · Canada, China
• Languages at home: 76% English-only · Other Indo-European 11% Spanish 8% French/Haitian/Cajun 2%

Political lean MEDSL · Essex

• 2024 margin: Strong D (+20.3) · D 59.2% · R 38.9% · Other 1.9%
• 2008→2024 swing: 0.0pp no change · 2008: 20.3pp · 2024: 20.3pp
• All cycles: 2024: D+20.3 2020: D+29.1 2016: D+22.5 2012: D+16.2 2008: D+20.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -565.60%
• Current HPI: 285.9699
• Rent YoY: ▼ -0.91%
• 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 $219,900 MLS PIN