252 Newbury #58 · Peabody, MA 01960

$184,900

2 bd · 1.0 ba · 830 sqft · Manufactured · 17 Days on market

Built 1975 Good condition Est $208k · 11% under

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Why this score? — see what drove the B+ 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
• ARV discount +12.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Schools +3.1/10.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

NICELY UPDATED UNIT SET ON LARGE CORNER LOT IN A VERY DESIRABLE PARK. .NEWER FURNACE, OIL TANK, KITCHEN CABINETS AND MUCH MORE. .. LARGE MUD ROOM ADDITION. FULL SIZE WASHER AND DRYER STORAGE SHED WITH ELECTRICITY PARK RENT ONLY 270 A MONTH INCLUDES, TAXES, WATER AND SEWER, TRAH REMOVAL AND COMMON AREA MAINTENANCE . A PLEASURE TO SHOW 1975 SKYLINE 64X12 PLUS ADDITION, SERIAL NUMBER 0110-6797

Key facts

• Newer furnace
• Large corner lot
• Kitchen cabinets

Tags

• LARGE CORNER LOT
• NEWER FURNACE
• KITCHEN CABINETS
• LARGE MUD ROOM ADDITION

Property features AI

Finance

• HOA & community: Community offers access to public transportation, shopping, medical facility, laundromat, highway access, house of worship, and public school; Not a senior community

Exterior

• Parking: Paved off-street parking; 2 open parking spaces
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Mobile home; Corner, level lot; Public road frontage
• Construction: Approximately built (year per owner); Irregular foundation
• Exterior features: Fenced yard; On-site storage

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Master bedroom on the first floor (approximately 11' x 12'); Second bedroom on the first floor (approximately 10' x 9')
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Forced air heating (oil); Dual cooling
• Interior features: Total of 4 rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $185k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $970 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $185k).
• Recommended offer: $182k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 3.4% in Peabody — 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 79/100 on livability (#44 in MA, #2,070 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, health & safety A+; Watch: amenities D+, cost of living F.
• Peabody (suburban): math 29% / reading 40% proficiency, ranked #233 of 302 in MA (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.9%/yr); 49 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,032 units permitted in Essex County in 2024 (590 in 5+ unit buildings).
• This rent runs 35% of the median local income ($97k/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 $6k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $52k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.

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 $182,126 (1.5% below list)

Questions for the listing agent

1. Built in 1975 — 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. 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.
4. 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.
5. 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: 1.54% ✓
• Cap rate: 12.59%
• Cash-on-cash: 22.47%
• DSCR: 2.00
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $207,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
252 Newbury #1	0.04mi	2/1.0	880 (+6%)	1mo	$290,000	$330	87
251 Newbury #1	0.09mi	2/1.0	840 (+1%)	9mo	$235,000	$280	87
251 Newbury #7	0.10mi	3/2.0 (+1)	840 (+1%)	7mo	$265,000	$315	78
261 Newbury St Unit 88C	0.13mi	3/1.0 (+1)	840 (+1%)	11mo	$209,999	$250	78
261 Newbury Unit 82c	0.26mi	3/1.0 (+1)	850 (+2%)	8mo	$120,000	$141	72
286 Newbury #52	0.28mi	2/1.0	900 (+8%)	4mo	$165,000	$183	70
261 Newbury Unit 123 C	0.27mi	2/1.0	780 (-6%)	10mo	$115,000	$147	69
261 Newbury Unit 33B	0.27mi	2/1.5	900 (+8%)	5mo	$150,000	$167	68
278 Newbury St #66	0.22mi	2/1.0	768 (-8%)	13mo	$219,000	$285	66
286 Newbury #110	0.27mi	2/2.0	925 (+11%)	1mo	$275,000	$297	64
252 Newbury #38	0.06mi	1/1.0 (-1)	720 (-13%)	18mo	$150,000	$208	56
261 Newbury Unit 94C	0.26mi	2/1.0	720 (-13%)	15mo	$8,000	$11	54

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: 11.9%
• Equity multiple: 1.45×
• Total profit: $23,496
• Equity at exit: $27,569

10-year hold

• IRR: 18.3%
• Equity multiple: 2.31×
• Total profit: $67,932
• Equity at exit: $15,987

Cash invested: $51,772 (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: 49
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,845 medium
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,774/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$597
• Net cashflow: $970

Break-even live

Break-even rent $1,617

Max offer price $184,900

Occupancy floor 61%

Sensitivity live

Price	-10% $1,097	-5% $1,033	+0% $970	+5% $906	+10% $842
Rent	-10% $745	-5% $857	+0% $970	+5% $1,082	+10% $1,194
Rate	-1.0pp $1,063	-0.5pp $1,017	base $970	+0.5pp $922	+1.0pp $873

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
286 Newbury St Unit 114 Peabody, MA	3.0	1.0	1100	$2,400	$2.18	44d	1	0.28mi
1000 Crane Brook Way Peabody, MA	1.0–3.0	1.0–2.0	1137	$3,184	$2.80	0d	25	0.42mi
128 Newbury St Peabody, MA	3.0	1.0–2.0	955	$3,554	$3.72	0d	14	1.23mi
180 Newbury St Danvers, MA	1.0–2.0	1.0–2.0	1002	$3,342	$3.33	0d	9	1.47mi

Listing history 13 events

1. 2026-06-21
   pricestatusdays on market $184,900 Price Changed 17 DOM
2. 2026-06-18
   days on market $199,900 Active 14 DOM
3. 2026-06-17
   days on market $199,900 Active 13 DOM
4. 2026-06-16
   days on market $199,900 Active 12 DOM
5. 2026-06-15
   days on market $199,900 Active 11 DOM
6. 2026-06-13
   days on market $199,900 Active 9 DOM
7. 2026-06-13
   days on market $199,900 Active 8 DOM
8. 2026-06-09
   days on market $199,900 Active 5 DOM
9. 2026-06-08
   statusdays on market $199,900 Active 4 DOM
10. 2026-06-07
    remarks 400-char remark
11. 2026-06-07
    days on market $199,900 New 3 DOM
12. 2026-06-04
    remarks 368-char remark
13. 2026-06-04
    listed $199,900 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 1/10 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: $34,137
• − Mortgage interest: −$10,357
• − Property taxes: −$2,774
• − Insurance: −$924
• − Repairs & maintenance: −$2,731
• − Management: −$2,731
• − Depreciation: −$5,379
• Taxable income: $9,241
• Est. tax owed @ 24.0%: −$2,218
• After-tax cash flow: $9,417/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This manufactured home is in good condition with updated interiors and systems. A fresh coat of paint on the exterior and new flooring would further enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and overall appearance.
• Both Update flooring — Fresh carpet or hardwood flooring can significantly increase appeal.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and overall appearance. ↑
• Both Update flooring — Fresh carpet or hardwood flooring can significantly increase appeal. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Peabody
• NCES district ID: 2509360
• Math proficiency: 29% ▼ -13.00%
• Reading proficiency: 40% ▼ -5.00%
• Median HH income: $64,022
• Composite: 31.23/100
• National rank: #6033
• State rank: #233 of 302 in MA

Livability — Peabody

• Score: 79/100
• State rank: #44
• US rank: #2070

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Peabody, MA
• County: Essex County · 632,995 people
• City population: 54,474
• 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

• 2026-06-03 Listed $199,900 MLS PIN