6 Marie Ave · Methuen Town, MA 03079

$249,900

2 bd · 1.0 ba · 1,324 sqft · Manufactured public records · 3 Days on market

Built 1971 0.53 ac lot

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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 +18.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +5.0/10.0
• 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

Opportunity awaits on this . 50-acre corner lot located in a desirable neighborhood setting with public water and public sewer available. The property has an existing manufactured home, shed and detached two-car garage, offering potential for renovation, replacement, or redevelopment. Conveniently located near shopping, dining, schools, and major commuter routes, this property combines the benefits of an established residential area with easy access to everyday amenities. Whether you're a builder, investor, or buyer looking to create your ideal home, this versatile parcel presents a unique opportunity to explore the possibilities. Subject to all necessary municipal approvals. Buyers are responsible for conducting their own due diligence regarding zoning, permitted uses, and approval requirements.

Key facts

• Public sewer
• Manufactured home
• Corner lot

Tags

• CORNER LOT
• PUBLIC WATER
• PUBLIC SEWER
• MANUFACTURED HOME
• DETACHED TWO-CAR GARAGE
• ESTABLISHED RESIDENTIAL AREA

Property features AI

Finance

• Other: Property surveyed: unknown
• Financial info: Not specified
• HOA & community: Mobile park: None

Exterior

• Parking: 2-car garage
• Security: Not specified
• Utilities: Public water; Public sewer; Circuit breaker electrical service; Internet: unknown availability; Other utilities
• Home design: Manufactured/mobile home; Existing construction; White exterior color; Shingle - asphalt roof; Built in 1971
• Construction: Other construction materials
• Exterior features: Corner lot; Country setting; Wooded surroundings; Paved driveway

Interior

• Kitchen: Not specified
• Bedrooms: Not specified
• Flooring: Not specified
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Five total rooms
• Laundry & utility: Not specified

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $250k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/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 $249k (0.4% below list).
• Recommended offer: $249k (0.4% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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: commute D+, amenities F, cost of living 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.
• Zoned schools: Dr. L. F. Soule School (math 42% / reading 47%, grade F, #126 of 263 statewide, top 52%, 263 students, 26% FRL).
• Market conditions: Rents rising (+2.6%/yr); 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,276 units permitted in Rockingham County in 2024 (593 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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 20y 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 $183k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $249,014 (0.4% below list)

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.00% ✗
• Cap rate: 7.42%
• Cash-on-cash: 4.04%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -10.4%
• Equity multiple: 0.62×
• Total profit: $-26,354
• Equity at exit: $37,261

10-year hold

• IRR: -1.5%
• Equity multiple: 0.90×
• Total profit: $-7,132
• 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: 8.4×

Monthly cashflow live

• Estimated rent: $2,490 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$317 /mo · $3,805/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $235

Break-even live

Break-even rent $2,192

Max offer price $249,900

Occupancy floor 86%

Sensitivity live

Price	-10% $377	-5% $306	+0% $235	+5% $165	+10% $94
Rent	-10% $39	-5% $137	+0% $235	+5% $334	+10% $432
Rate	-1.0pp $361	-0.5pp $299	base $235	+0.5pp $171	+1.0pp $105

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 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Hampshire Rd Unit 2 Methuen, MA	2.0	1.0	1088	$2,200	$2.02	44d	1	0.35mi
117 Cluff Crossing Rd Salem, NH	2.0	1.0	980	$2,250	$2.30	44d	1	1.01mi
21 Hampshire Rd #101 Methuen, MA	2.0	2.0	1145	$3,000	$2.62	0d	1	1.02mi
4 Brook Rd #5 Salem, NH	2.0	1.0	891	$2,400	$2.69	44d	1	1.03mi
8 Lancelot Ct #13 Salem, NH	2.0	1.0	914	$1,990	$2.18	25d	1	1.16mi
8 Braemoor Woods Rd Salem, NH	2.0	1.0	950	$1,854	$1.95	0d	1	1.46mi

Listing history 3 events

1. 2026-06-21
   days on marketlisting id $249,900 Active 3 DOM
2. 2026-06-18
   remarks 699-char remark

   Show marketing remark (807 chars)

   Opportunity awaits on this . 50-acre corner lot located in a desirable neighborhood setting with public water and public sewer available. The property has an existing manufactured home, shed and detached two-car garage, offering potential for renovation, replacement, or redevelopment. Conveniently located near shopping, dining, schools, and major commuter routes, this property combines the benefits of an established residential area with easy access to everyday amenities. Whether you're a builder, investor, or buyer looking to create your ideal home, this versatile parcel presents a unique opportunity to explore the possibilities. Subject to all necessary municipal approvals. Buyers are responsible for conducting their own due diligence regarding zoning, permitted uses, and approval requirements.

3. 2026-06-18
   listed $249,900 Active 1 DOM

   Show marketing remark (807 chars)

   Opportunity awaits on this . 50-acre corner lot located in a desirable neighborhood setting with public water and public sewer available. The property has an existing manufactured home, shed and detached two-car garage, offering potential for renovation, replacement, or redevelopment. Conveniently located near shopping, dining, schools, and major commuter routes, this property combines the benefits of an established residential area with easy access to everyday amenities. Whether you're a builder, investor, or buyer looking to create your ideal home, this versatile parcel presents a unique opportunity to explore the possibilities. Subject to all necessary municipal approvals. Buyers are responsible for conducting their own due diligence regarding zoning, permitted uses, and approval requirements.

ⓘ 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: $3,805 · $317/mo
• Projected year-2 tax: $3,805 · $317/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate 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: $29,882
• − Mortgage interest: −$13,998
• − Property taxes: −$3,805
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,391
• − Management: −$2,391
• − Depreciation: −$7,270
• Taxable loss: −$1,222
• Est. tax savings @ 24.0%: +$293
• After-tax cash flow: $3,119/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

+25.0% since first listed

7 events — show timeline

• 2026-06-18 Listed $249,900 PrimeMLS
• 2026-06-18 Listed $249,900 PrimeMLS
• 2006-08-15 Sold (Public Records) $183,000 Public Records
• 2006-08-15 Sold (MLS) $183,000 PrimeMLS
• 2006-08-15 Sold (MLS) $183,000 PrimeMLS
• 2006-04-18 Listed $199,900 PrimeMLS
• 2006-04-18 Listed $199,900 PrimeMLS

Property tax history

+2.5%/yr

Latest (2025): $3,805 · +3.2% YoY. Source: county tax records.