165 Newbury #7 · Peabody, MA 01960

$249,900

2 bd · 2.0 ba · 870 sqft · Manufactured · 10 Days on market

Built 2025 Excellent condition Est $191k · 31% over

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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 +27.4/30.0
• DSCR +9.6/10.0
• 1% rule +7.5/10.0
• Condition / age +5.0/5.0
• Livability +4.0/5.0
• Schools +3.1/10.0
• Rent growth +2.3/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

NEW CONSTRUCTION IN PEABODY NEWEST DEVELOPMENT GREAT PRICE FOR BRAND NEW UNIT WITH 2 BEDROOMS AND 2 FULL BATHS, LITTLE TRAILOR PARK SPECTACULAR BRAND NEW HOME IN A BEAUTIFUL NEW DEVELOPMENT IN PEABODY. THIS SPACIOUS 2 BEDROOM 2 BATH UNIT FEATURES A BRIGHT OPEN LAYOUT, A NCELY LANDSCAPED YARD, PARKING AND MUCH MORE. .QUALITY THROUOUT THIS NEW HOME. DONT MISS OUT ON THIS INCREDIBLE OPPORTUNITY PARK RENT ONLY 179 A MONTH INCLUDES, TAXES, WATER AND SEWER , RUBBISH REMOVAL, SNOW PLOWING AND COMMON AREA MAINTENANCE. 64X14 TITAN ASCEND THIS IS AS GOOD AS IT GETS IN PEABODY. . ROOM SIZES APPROX. SOME PHOTOS ARE NOT OF ACTUAL UNIT. .. ONE YEARS MANUFACTURES WARRANTY INCLUDED

Key facts

• New construction
• Landscaped yard
• Parking

Tags

• NEW CONSTRUCTION
• NEW DEVELOPMENT
• LANDSCAPED YARD
• PARKING
• MANUFACTURERS WARRANTY

Property features AI

Finance

• HOA & community: Community offers public transportation, shopping, tennis courts, parks, walk/jog trails, stables, golf, medical facility, laundromat, conservation area, highway access, and schools

Exterior

• Parking: 2 open/off-street parking spaces
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Mobile Home; Single-level (entry at first floor)
• Construction: Approximately built (year source: owner); Irregular foundation
• Exterior features: Public road frontage; Paved driveway and off-street open parking

Interior

• Kitchen: Range; Dishwasher; Refrigerator
• Bedrooms: Master bedroom on the first floor (approx. 12 x 13); Second bedroom on the first floor (approx. 11 x 12); Additional bedroom on the first floor
• Bathrooms: 2 full bathrooms; Master bathroom included
• Heating & cooling: Forced air heating; Propane heating
• Interior features: Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $250k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $734 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Cap rate 9.8% 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.
• Zoned schools: J Henry Higgins Middle (math 28% / reading 36%, grade F, #199 of 305 statewide, top 66%, 1,346 students, 0% FRL); Peabody Veterans Memorial High (math 46% / reading 59%, grade C-, #173 of 343 statewide, top 51%, 1,476 students, 0% FRL) — zoned schools average 0% FRL vs 30% district-wide (30 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-0.9%/yr); 48 active listings in the ZIP; 6 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 39% 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 $2k of loan paydown is wiped out by about $7k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

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 $249,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.25% ✓
• Cap rate: 9.82%
• Cash-on-cash: 12.59%
• DSCR: 1.56
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $191,400
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
165 Newbury #5	0.00mi	2/2.0	870 (0%)	5mo	$269,900	$310	96
165 Newbury St #2	0.00mi	3/1.0 (+1)	930 (+7%)	5mo	$143,000	$154	75
161 Newbury St #11	0.09mi	2/1.0	1,000 (+15%)	16mo	$220,000	$220	53

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: -1.1%
• Equity multiple: 0.96×
• Total profit: $-2,813
• Equity at exit: $37,261

10-year hold

• IRR: 5.1%
• Equity multiple: 1.32×
• Total profit: $22,673
• 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 01960

• Rents YoY: -0.9%
• Active inventory: 48
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $3,116 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,748/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$654
• Net cashflow: $734

Break-even live

Break-even rent $2,186

Max offer price $249,900

Occupancy floor 71%

Sensitivity live

Price	-10% $907	-5% $821	+0% $734	+5% $648	+10% $562
Rent	-10% $488	-5% $611	+0% $734	+5% $857	+10% $980
Rate	-1.0pp $860	-0.5pp $798	base $734	+0.5pp $669	+1.0pp $604

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
128 Newbury St Peabody, MA	3.0	1.0–2.0	955	$3,554	$3.72	0d	14	0.42mi
7 Dearborn Rd Peabody, MA	1.0–2.0	1.0–2.0	1105	$3,632	$3.29	0d	13	1.07mi
2 Hotel Ave Peabody, MA	1.0–3.0	1.0–2.0	1050	$2,975	$2.83	0d	3	1.10mi
286 Newbury St Unit 114 Peabody, MA	3.0	1.0	1100	$2,400	$2.18	45d	1	1.12mi
1000 Crane Brook Way Peabody, MA	1.0–3.0	1.0–2.0	1136	$3,184	$2.80	0d	23	1.14mi
19 Magnolia Way Peabody, MA	1.0–3.0	1.0–2.0	1034	$3,248	$3.14	0d	29	1.18mi

Listing history 8 events

1. 2026-06-21
   days on market $249,900 Active 10 DOM
2. 2026-06-18
   days on market $249,900 Active 7 DOM
3. 2026-06-17
   days on market $249,900 Active 6 DOM
4. 2026-06-16
   days on market $249,900 Active 5 DOM
5. 2026-06-15
   statusdays on market $249,900 Active 4 DOM
6. 2026-06-13
   days on market $249,900 New 2 DOM
7. 2026-06-13
   remarks 684-char remark
8. 2026-06-13
   listed $249,900 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: $37,386
• − Mortgage interest: −$13,998
• − Property taxes: −$3,748
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,991
• − Management: −$2,991
• − Depreciation: −$7,270
• Taxable income: $5,138
• Est. tax owed @ 24.0%: −$1,233
• After-tax cash flow: $7,578/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 · 13 photos

Excellent 100/100 None rehab

This manufactured home is in excellent condition with modern finishes and a well-maintained exterior. Minor touch-ups to the exterior siding and landscaping could further enhance its appeal.

Value-add opportunities

• Resale Painting the exterior siding — Fresh paint can enhance curb appeal and property value
• Rental Landscaping improvements — A well-maintained yard can attract more renters and increase rental value

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior siding — Fresh paint can enhance curb appeal and property value ↑
• Rental Landscaping improvements — A well-maintained yard can attract more renters and increase rental 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: 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

• 2026-06-11 Listed $249,900 MLS PIN