29 Lowell Rd #43 · Methuen Town, MA 03079

$369,900

2 bd · 2.0 ba · 944 sqft · Manufactured public records · 1 Days on market

Built 2026 $470/mo HOA · 18% of rent

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +5.9/30.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +0.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Mobile on Huge PRIVATE Lot with fence AND Brand new12x20 shed with heat/electricity/AC & Cable--being used as a Man cave!!!So many upgrades to the mobile in the past year: New roof, New flooring, Interior just painted, New Living rm ceiling; New Stove & Refrigerator; NEW Propane furnace. Master Bedroom on one side of Mobile with private Master Bath with soaking tub/ separate shower; 2nd bedroom is on opposite side of home with almost private full bath. Coles Park is so convenient to Route 93; shopping and schools

Key facts

• Energy star rated
• Generous dining area
• Versatile bonus room

Tags

• ENERGY STAR RATED
• VERSATILE BONUS ROOM
• LARGE APPLIANCED KITCHEN
• ABUNDANCE OF CABINET STORAGE
• GENEROUS DINING AREA
• CONVENIENT UTILITY ROOM

Property features AI

Finance

• Other: Taxes TBD
• HOA & community: Monthly association fee of $470 (includes trash); One-time fee of $200; Association provides trash removal

Exterior

• Parking: Paved driveway
• Utilities: Public water; Private sewer; 100 amp electrical service with circuit breaker(s); Propane (LP/Bottle) gas; Internet availability unknown
• Home design: Double wide manufactured home; Located in a mobile home park (Cole's Mobile Home Village); Anchored mobile home; New construction (2026); Green exterior color; Shingle (asphalt) roof; Unit/Lot number 43
• Construction: Vinyl siding; Built in 2026
• Exterior features: Landscaped, level lot; Paved driveway; Paved, private road with private maintenance

Interior

• Kitchen: Dishwasher; Microwave; Electric range; Refrigerator
• Flooring: Vinyl
• Bathrooms: One full bathroom; One 3/4 bathroom
• Heating & cooling: Central air conditioning; Propane heating with forced air
• Interior features: Six total rooms; Vinyl flooring

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $370k.

Deal economics

• At list price, monthly cash flow is $-724 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (34.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $254k (31.3% below list).
• Recommended offer: $242k (34.6% below list) — sets the bar for cash-flow.
• Cap rate 3.9% 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); 19 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y 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 $139k; list at $370k implies a 166% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $241,982 (34.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.69% ✗
• Cap rate: 3.94%
• Cash-on-cash: -8.39%
• DSCR: 0.63
• GRM: 12.1

CMA / ARV

• ARV (on-the-fly): $223,728
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29 Lowell Rd #37	0.00mi	2/1.5	924 (-2%)	4mo	$240,000	$260	91
29 Lowell Rd #17	0.00mi	2/2.0	924 (-2%)	10mo	$269,000	$291	88
61 Daisy Rd	0.22mi	2/2.0	924 (-2%)	21mo	$219,000	$237	69
75 S Policy St #36	0.43mi	2/2.0	896 (-5%)	9mo	$225,000	$251	64
75 S Policy St #62	0.43mi	2/1.0	960 (+2%)	20mo	$165,000	$172	56
75 South Policy St #48	0.43mi	2/1.0	840 (-11%)	6mo	$139,900	$167	53
24 Princess Dr	0.53mi	2/1.5	872 (-8%)	22mo	$125,000	$143	43
10 Princess Dr	0.58mi	2/1.0	840 (-11%)	18mo	$179,900	$214	35

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: -31.5%
• Equity multiple: -0.03×
• Total profit: $-106,830
• Equity at exit: $55,153

10-year hold

• IRR: -37.0%
• Equity multiple: -0.50×
• Total profit: $-155,554
• Equity at exit: $31,982

Cash invested: $103,572 (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 03079

• Rents YoY: 2.6%
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $2,541 high
• Mortgage (P&I): −$1,940
• Tax from tax record: −$168 /mo · $2,015/yr
• Insurance: −$154
• HOA: −$470
• Vacancy / Maint / Mgmt: −$534
• Net cashflow: $-724

Break-even live

Break-even rent $3,458

Max offer price $241,982

Occupancy floor —

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: $92,475
• Closing costs: $11,097
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 S Policy St Unit 10 Salem, NH	2.0	1.0	775	$2,100	$2.71	14d	1	0.30mi
103 S Policy St Unit 4 Salem, NH	1.0	1.0	650	$2,000	$3.08	14d	1	0.30mi
3 Artisan Dr Salem, NH	2.0	1.0–2.0	920	$4,401	$4.78	1d	43	0.69mi
15 Artisan Dr Salem, NH	2.0	1.0–2.0	910	$3,873	$4.26	1d	35	0.77mi
18 Artisan Dr Salem, NH	1.0	1.0	857	$3,200	$3.73	1d	1	0.78mi
11 Lancelot Ct #7 Salem, NH	2.0	1.0	676	$1,850	$2.74	4d	1	0.82mi
4 Tuscan Blvd Salem, NH	2.0	1.0–2.0	739	$3,390	$4.58	1d	18	0.84mi
8 Lancelot Ct #13 Salem, NH	2.0	1.0	914	$1,990	$2.18	24d	1	0.84mi
3 Lancelot Ct Salem, NH	2.0	1.0	736	$1,800	$2.45	43d	1	0.85mi
1 Lancelot Ct #2 Salem, NH	2.0	1.0	728	$1,950	$2.68	24d	1	0.86mi
22 Via Toscana Salem, NH	2.0	1.0–2.0	846	$4,598	$5.43	1d	61	0.87mi
117 Cluff Crossing Rd Salem, NH	2.0	1.0	980	$2,250	$2.30	43d	1	0.90mi
800 Central St Salem, NH	2.0	1.0–2.0	776	$2,825	$3.64	1d	14	0.94mi
4 Brook Rd #5 Salem, NH	2.0	1.0	891	$2,400	$2.69	43d	1	1.07mi
9 Tiffany Rd #1 Salem, NH	1.0	1.0	780	$1,850	$2.37	4d	1	1.12mi
9 Tiffany Rd #1 Salem, NH	1.0	1.0	780	$1,850	$2.37	24d	1	1.12mi
14 Tiffany Rd #2 Salem, NH	1.0	1.0	777	$1,695	$2.18	10d	1	1.12mi
14 Tiffany Rd Salem, NH	1.0	1.0	777	$1,712	$2.20	4d	2	1.12mi
8 Braemoor Woods Rd Salem, NH	2.0	1.0	950	$1,854	$1.95	1d	1	1.36mi

HOA detail

• Monthly dues: $470 · $5,640/yr
• Likely covers: electriccable

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $369,900 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: $2,015 · $168/mo
• Projected year-2 tax: $3,282 · $274/mo
• Expected delta: +$1,267/yr (+$106/mo · 62.9%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 67% 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: $30,497
• − Mortgage interest: −$20,720
• − Property taxes: −$2,015
• − Insurance: −$1,850
• − Repairs & maintenance: −$2,440
• − Management: −$2,440
• − HOA: −$5,640
• − Depreciation: −$10,761
• Taxable loss: −$15,368
• Est. tax savings @ 24.0%: +$3,688
• After-tax cash flow: $-5,001/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

+393.2% since first listed

6 events — show timeline

• 2026-06-18 Listed $369,900 PrimeMLS
• 2018-05-01 Sold (Public Records) $139,000 Public Records
• 2015-10-27 Sold (MLS) $60,000 PrimeMLS
• 2015-08-25 Contingent — PrimeMLS
• 2015-07-10 Listed $69,900 PrimeMLS
• 1988-06-30 Sold (Public Records) $75,000 Public Records

Property tax history

+9.0%/yr

Latest (2024): $2,015 · +3.8% YoY. Source: county tax records.