34 Policy Ln #34 · Methuen Town, MA 03079

$179,900

2 bd · 1.0 ba · 840 sqft · Manufactured · 29 Days on market

Built 2014 Fair condition $400/mo HOA · 13% of rent

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Price REDUCED by MOTIVATED SELLER! Looking for affordable housing? Why rent when you can own? This Salem manufactured home is ready for the next Owner. Home being sold "as is", mostly cosmetics, Seller will work with a qualified Buyer. With stylish laminate floors throughout, updated kitchen and bathroom faucets, compact separate laundry area, high ceilings, bathroom skylight, two parking spots, and plenty of windows to let the sunshine in! Easy to view, convenient location close to Rt. 28, MA border, Rockingham Mall, and popular Tuscan Village! Pets negotable with Park approval. Come by and consider the possibilities!

Key facts

• Bathroom skylight
• Plenty of windows
• Convenient location

Tags

• STYLISH LAMINATE FLOORS
• COMPACT SEPARATE LAUNDRY AREA
• HIGH CEILINGS
• BATHROOM SKYLIGHT
• PLENTY OF WINDOWS
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Mobile make: Champion, model: Titan Pinnacle; Mobile serial number: 019-000-H-A001656A; Mobile park approval: Yes; Lot/unit number 34; Surveyed
• HOA & community: Monthly park rent/HOA fee of 400; Fee includes plowing, trash, and park rent

Exterior

• Parking: Paved driveway
• Utilities: Public water; Public sewer; 100 Amp service with circuit breaker(s); Cable internet available; Cable available; Telephone available; LP/bottle gas available
• Home design: Manufactured home (Manuf/Mobile style); Beige exterior; Shingle - Asphalt roof; Built in 2014; Located in Policy Lane Mobile Park (park-approved)
• Construction: Vinyl siding; Manufactured home construction
• Exterior features: Paved driveway; Level lot; Street lights; Located in a neighborhood

Interior

• Kitchen: Dishwasher; Range - Gas; Refrigerator; Exhaust hood
• Bedrooms: Master bedroom (first level); Additional bedroom (first level)
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Crawl space; 4 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $180k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $823 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.8% 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: Mary A. Fisk Elementary School (math 47% / reading 42%, grade F, #126 of 263 statewide, top 52%, 259 students, 16% FRL) — zoned schools at 16% FRL track the district average.
• 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 34% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 2.6% rent growth), your $50k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.

Recommended offer $177,201 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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.
6. 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.
7. 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: 1.74% ✓
• Cap rate: 11.78%
• Cash-on-cash: 19.60%
• DSCR: 1.87
• GRM: 4.8

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: 11.3%
• Equity multiple: 1.44×
• Total profit: $22,407
• Equity at exit: $26,824

10-year hold

• IRR: 20.0%
• Equity multiple: 2.66×
• Total profit: $83,576
• Equity at exit: $15,554

Cash invested: $50,372 (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: 4.8×

Monthly cashflow live

• Estimated rent: $3,121 high
• Mortgage (P&I): −$943
• Tax est. 1.5%: −$225 /mo · $2,698/yr
• Insurance: −$75
• HOA: −$400
• Vacancy / Maint / Mgmt: −$655
• Net cashflow: $823

Break-even live

Break-even rent $2,080

Max offer price $179,900

Occupancy floor 69%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
800 Central St Salem, NH	2.0	1.0–2.0	776	$2,825	$3.64	2d	14	0.98mi
4 Tuscan Blvd Salem, NH	2.0	1.0–2.0	739	$3,390	$4.58	2d	18	1.06mi
3 Artisan Dr Salem, NH	2.0	1.0–2.0	920	$4,401	$4.78	2d	43	1.21mi
15 Artisan Dr Salem, NH	2.0	1.0–2.0	910	$3,873	$4.26	2d	35	1.28mi
18 Artisan Dr Salem, NH	1.0	1.0	857	$3,200	$3.73	2d	1	1.31mi
103 S Policy St Unit 10 Salem, NH	2.0	1.0	775	$2,100	$2.71	15d	1	1.33mi
103 S Policy St Unit 4 Salem, NH	1.0	1.0	650	$2,000	$3.08	15d	1	1.33mi
205 Main St Salem, NH	2.0	1.0	850	$2,262	$2.66	2d	2	1.34mi
22 Via Toscana Salem, NH	2.0	1.0–2.0	846	$4,598	$5.43	2d	61	1.46mi

HOA detail

• Monthly dues: $400 · $4,800/yr

Listing history 15 events

1. 2026-06-18
   remarks 631-char remark
2. 2026-06-18
   days on market $179,900 Active 29 DOM
3. 2026-06-17
   days on market $179,900 Active 28 DOM
4. 2026-06-16
   days on market $179,900 Active 27 DOM
5. 2026-06-15
   days on market $179,900 Active 26 DOM
6. 2026-06-13
   days on market $179,900 Active 24 DOM
7. 2026-06-09
   days on market $179,900 Active 20 DOM
8. 2026-06-08
   days on market $179,900 Active 19 DOM
9. 2026-06-07
   days on market $179,900 Active 18 DOM
10. 2026-06-04
    days on market $179,900 Active 15 DOM
11. 2026-06-03
    days on market $179,900 Active 14 DOM
12. 2026-06-02
    days on market $179,900 Active 13 DOM
13. 2026-06-01
    days on market $179,900 Active 12 DOM
14. 2026-05-31
    days on market $179,900 Active 11 DOM
15. 2026-05-14
    listed $199,900 Active

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

Taxation est. · year 1

• Rental income: $37,456
• − Mortgage interest: −$10,077
• − Property taxes: −$2,698
• − Insurance: −$900
• − Repairs & maintenance: −$2,996
• − Management: −$2,996
• − HOA: −$4,800
• − Depreciation: −$5,233
• Taxable income: $7,754
• Est. tax owed @ 24.0%: −$1,861
• After-tax cash flow: $8,010/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 · 16 photos

Fair 45/100 Cosmetic rehab

This Salem manufactured home requires cosmetic repairs and paint to enhance its curb appeal and value. The interior walls have minor scuff marks that can be addressed with a fresh coat of paint.

Repairs flagged

• Major exterior siding — Significant damage
• Minor interior walls — Some scuff marks

Value-add opportunities

• Both paint exterior siding — Enhances curb appeal and value
• Both paint interior walls — Improves aesthetics and value
• Both replace damaged exterior siding — Significant improvement in appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant damage	Major	$15,000–50,000
interior walls · Some scuff marks	Minor	$500–3,000
Total estimated repair cost · 2 items		$15,500–53,000

Value-add ROI direction

• Both paint exterior siding — Enhances curb appeal and value ↑
• Both paint interior walls — Improves aesthetics and value ↑
• Both replace damaged exterior siding — Significant improvement in appearance and value ↑

ⓘ 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: 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

1 event — show timeline

• 2026-05-14 Listed $199,900 PrimeMLS