35 Canobieola Rd · Methuen Town, MA 01844

$400,000

4 bd · 1.0 ba · 1,836 sqft · SingleFamily public records · 87 Days on market

Built 1930 10,018 sqft lot $218/sqft · 37% below area Est $631k · 37% under ↓ 2% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +11.1/30.0
• Livability +3.7/5.0
• DSCR +3.2/10.0
• Schools +3.0/10.0
• Rent growth +2.9/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The home is in need of updates, making it ideal for investors and contractors looking to add value. Bring your vision and unlock the potential! The home has one bedroom on the first floor Kitchen, and the hallway has a washer and dryer and unheated three season room. Upstairs features three bedrooms, an office and an extra storage room. Spacious yard, a garage and driveway for ample parking. Neither seller or agent make any representations as to the accuracy of any information contained herein. Buyer/buyer agent must conduct their own due diligence. This is as-is property. Cash Only – Investor! Contractor! Flipper! Come visit and explore the possibilities!

Key facts

• 0.23 acre lot
• Garage
• Built 1930

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $-165 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $371k (7.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $311k (22.2% below list).
• Recommended offer: $311k (22.2% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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.
• Methuen (suburban): math 25% / reading 40% proficiency, ranked #240 of 302 in MA (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Methuen High (math 39% / reading 52%, grade D-, #199 of 343 statewide, top 58%, 1,916 students, 0% FRL) — zoned schools average 0% FRL vs 34% district-wide (34 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 46% at this address vs 32% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Methuen average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.4%/yr); 67 active listings in the ZIP; high-income renter base; 1,032 units permitted in Essex County in 2024 (590 in 5+ unit buildings).
• This rent runs 33% of the median local income ($113k/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 $3k of loan paydown is wiped out by about $12k 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

• It's been on market 87 days — a 6% lower offer ($376k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $30k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• 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 $311,006 (22.2% 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. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.78% ✗
• Cap rate: 5.80%
• Cash-on-cash: -1.76%
• DSCR: 0.92
• GRM: 10.7

CMA / ARV

• ARV (median comp): $630,742
• List price: $400,000
• Delta: -36.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18 Canobieola Rd	0.08mi	3/1.5 (-1)	1,803 (-2%)	11mo	$600,000	$333	77
20 Pinehurst Ave	0.57mi	4/2.0	1,794 (-2%)	2mo	$701,000	$391	64
220 Pelham St	0.68mi	4/1.5	1,829 (-0%)	5mo	$565,000	$309	62
58 Campus Rd	0.46mi	3/1.5 (-1)	1,743 (-5%)	2mo	$590,000	$338	61
219 Pelham St	0.65mi	4/2.0	1,834 (-0%)	7mo	$440,000	$240	59
42 Brentwood Rd	0.26mi	3/1.5 (-1)	2,093 (+14%)	7mo	$608,000	$290	52
65 Pinehurst Ave	0.44mi	3/2.0 (-1)	1,656 (-10%)	3mo	$540,000	$326	51
8 Piedmont St	0.60mi	3/2.0 (-1)	1,954 (+6%)	9mo	$625,000	$320	45
221 Pelham St	0.65mi	4/2.5	2,016 (+10%)	7mo	$705,000	$350	42
11 Hanson Ave	0.74mi	4/2.5	1,706 (-7%)	11mo	$480,000	$281	38
25 Marie Ave	0.71mi	4/2.0	2,071 (+13%)	8mo	$570,000	$275	35
224 Pelham St	0.71mi	3/2.0 (-1)	1,601 (-13%)	5mo	$564,000	$352	32

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 · 1.42% rent growth · sell at horizon

5-year hold

• IRR: -20.9%
• Equity multiple: 0.28×
• Total profit: $-80,205
• Equity at exit: $59,641

10-year hold

• IRR: -18.1%
• Equity multiple: 0.08×
• Total profit: $-102,850
• Equity at exit: $34,585

Cash invested: $112,000 (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 01844

• Rents YoY: 1.4%
• Active inventory: 67
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $3,110 medium
• Mortgage (P&I): −$2,098
• Tax from tax record: −$357 /mo · $4,286/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$653
• Net cashflow: $-165

Break-even live

Break-even rent $3,318

Max offer price $370,935

Occupancy floor —

Sensitivity live

Price	-10% $62	-5% $-51	+0% $-165	+5% $-278	+10% $-391
Rent	-10% $-410	-5% $-287	+0% $-165	+5% $-42	+10% $81
Rate	-1.0pp $37	-0.5pp $-63	base $-165	+0.5pp $-268	+1.0pp $-374

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $400,000 Active 87 DOM
2. 2026-06-18
   days on market $400,000 Active 84 DOM
3. 2026-06-17
   days on market $400,000 Active 83 DOM
4. 2026-06-16
   days on market $400,000 Active 82 DOM
5. 2026-06-15
   days on market $400,000 Active 81 DOM
6. 2026-06-13
   days on market $400,000 Active 79 DOM
7. 2026-06-13
   days on market $400,000 Active 78 DOM
8. 2026-06-09
   days on market $400,000 Active 75 DOM
9. 2026-06-08
   days on market $400,000 Active 74 DOM
10. 2026-06-07
    days on market $400,000 Active 73 DOM
11. 2026-06-04
    days on market $400,000 Active 70 DOM
12. 2026-06-03
    days on market $400,000 Active 69 DOM
13. 2026-06-02
    days on market $400,000 Active 68 DOM
14. 2026-06-01
    days on market $400,000 Active 67 DOM
15. 2026-05-31
    days on market $400,000 Active 66 DOM
16. 2026-05-15
    price $400,000 674-char remark

    Show marketing remark (674 chars)

    The home is in need of updates, making it ideal for investors and contractors looking to add value. Bring your vision and unlock the potential! The home has one bedroom on the first floor Kitchen, and the hallway has a washer and dryer and unheated three season room. Upstairs features three bedrooms, an office and an extra storage room. Spacious yard, a garage and driveway for ample parking. Neither seller or agent make any representations as to the accuracy of any information contained herein. Buyer/buyer agent must conduct their own due diligence. This is as-is property. Cash Only – Investor! Contractor! Flipper! Come visit and explore the possibilities!

17. 2026-03-26
    listed $430,000 New 674-char remark

    Show marketing remark (674 chars)

    The home is in need of updates, making it ideal for investors and contractors looking to add value. Bring your vision and unlock the potential! The home has one bedroom on the first floor Kitchen, and the hallway has a washer and dryer and unheated three season room. Upstairs features three bedrooms, an office and an extra storage room. Spacious yard, a garage and driveway for ample parking. Neither seller or agent make any representations as to the accuracy of any information contained herein. Buyer/buyer agent must conduct their own due diligence. This is as-is property. Cash Only – Investor! Contractor! Flipper! Come visit and explore the possibilities!

18. 2022-06-03
    soldstatus $380,000 Sold 538-char remark

    Show marketing remark (538 chars)

    This home features a nice fence in yard. with 2 sheds for storage. An older garage used as a workshop. Parking for three cars. Home has one bedroom on the first floor, hallway has a washer and dryer. Unheated three season room. Currently being used as a fifth bedroom. Upstairs has a room which could be used as an office and another room as a sitting room. Three bedrooms with one being used as an exercise room with equipment. All equipment and furniture upstairs will be staying at closing. Home is wired for a generator. Move right in

19. 2022-05-19
    status Under Agreement 538-char remark

    Show marketing remark (538 chars)

    This home features a nice fence in yard. with 2 sheds for storage. An older garage used as a workshop. Parking for three cars. Home has one bedroom on the first floor, hallway has a washer and dryer. Unheated three season room. Currently being used as a fifth bedroom. Upstairs has a room which could be used as an office and another room as a sitting room. Three bedrooms with one being used as an exercise room with equipment. All equipment and furniture upstairs will be staying at closing. Home is wired for a generator. Move right in

20. 2022-05-02
    status Under Agreement 538-char remark

    Show marketing remark (538 chars)

    This home features a nice fence in yard. with 2 sheds for storage. An older garage used as a workshop. Parking for three cars. Home has one bedroom on the first floor, hallway has a washer and dryer. Unheated three season room. Currently being used as a fifth bedroom. Upstairs has a room which could be used as an office and another room as a sitting room. Three bedrooms with one being used as an exercise room with equipment. All equipment and furniture upstairs will be staying at closing. Home is wired for a generator. Move right in

21. 2022-04-28
    price $369,900 538-char remark

    Show marketing remark (538 chars)

    This home features a nice fence in yard. with 2 sheds for storage. An older garage used as a workshop. Parking for three cars. Home has one bedroom on the first floor, hallway has a washer and dryer. Unheated three season room. Currently being used as a fifth bedroom. Upstairs has a room which could be used as an office and another room as a sitting room. Three bedrooms with one being used as an exercise room with equipment. All equipment and furniture upstairs will be staying at closing. Home is wired for a generator. Move right in

22. 2022-04-19
    listed $409,900 New 538-char remark

    Show marketing remark (538 chars)

    This home features a nice fence in yard. with 2 sheds for storage. An older garage used as a workshop. Parking for three cars. Home has one bedroom on the first floor, hallway has a washer and dryer. Unheated three season room. Currently being used as a fifth bedroom. Upstairs has a room which could be used as an office and another room as a sitting room. Three bedrooms with one being used as an exercise room with equipment. All equipment and furniture upstairs will be staying at closing. Home is wired for a generator. Move right in

ⓘ 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: $4,286 · $357/mo
• Projected year-2 tax: $4,603 · $384/mo
• Expected delta: +$317/yr (+$26/mo · 7.4%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (shaded) · 10% 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: $37,321
• − Mortgage interest: −$22,406
• − Property taxes: −$4,286
• − Insurance: −$2,000
• − Repairs & maintenance: −$2,986
• − Management: −$2,986
• − Depreciation: −$11,636
• Taxable loss: −$8,979
• Est. tax savings @ 24.0%: +$2,155
• After-tax cash flow: $181/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: Methuen
• NCES district ID: 2507740
• Math proficiency: 25% ▼ -17.00%
• Reading proficiency: 40% ▼ -3.00%
• Median HH income: $67,477
• Composite: 29.89/100
• National rank: #6395
• State rank: #240 of 302 in MA

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

• Census place: Methuen Town, MA
• County: Essex County · 632,995 people
• City population: 53,015
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 53,420
• Household income: $113,212
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 1533.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 56% Hispanic / Latino 33% Two or more races 12% Black 5% Asian 4%
• Hispanic origin (detail): Puerto Rican 7% Dominican 19%
• Common ancestry: Lithuanian 6% Romanian 3% Russian 3%
• Foreign-born: 24% · Canada, Vietnam
• Languages at home: 61% English-only · Spanish 27% Other Indo-European 4% French/Haitian/Cajun 3%

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: ▼ -560.04%
• Current HPI: 319.8113
• Rent YoY: ▲ 1.42%
• 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

-2.4% since first listed

7 events — show timeline

• 2026-05-15 Price Changed $400,000 MLS PIN
• 2026-03-26 Listed $430,000 MLS PIN
• 2022-06-03 Sold (MLS) $380,000 MLS PIN
• 2022-05-19 Pending — MLS PIN
• 2022-05-02 Pending — MLS PIN
• 2022-04-28 Price Changed $369,900 MLS PIN
• 2022-04-19 Listed $409,900 MLS PIN

Property tax history

+3.5%/yr

Latest (2023): $4,286 · +5.7% YoY. Source: county tax records.