47 Scott Ave · Amesbury Town, MA 03874

$209,900

2 bd · 1.0 ba · 938 sqft · Manufactured public records · 74 Days on market

Built 1978 Est $215k · at est. $200/mo HOA · 10% of rent

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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).

• Cash flow +12.1/30.0
• ARV discount +8.5/15.0
• 1% rule +4.2/10.0
• DSCR +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nicely maintained and decorated Marlette home in desireable co-op park. Has addition, deck and lots of flowers outside. Large masterbdrm holds a kingsize set. Bright and cheerful kitchen and open concept up front LR with wodstove. $8500 share fee can be possibly financed Community loan funding available Many updates

Key facts

• Flexible space
• Cathedral ceilings
• Certified woodstove

Tags

• OPEN-CONCEPT INTERIOR
• CATHEDRAL CEILINGS
• CERTIFIED WOODSTOVE
• PRIMARY BEDROOM ADDITION
• FLEXIBLE SPACE
• LOW-MAINTENANCE LIFESTYLE

Property features AI

Finance

• Other: Located in Seabrook Village mobile park (park approved)
• HOA & community: One-time park buy-in fee of $8,500; Monthly fee of $200 for park rent, plowing, and trash; Community amenities include clubhouse, in-ground pool, snow removal, and master insurance

Exterior

• Parking: Paved driveway
• Utilities: Public water; Public sewer on-site; 100 amp electric service; Unitil electric/fuel service; On-site gas; Satellite internet
• Home design: Manufactured / Mobile home; Existing structure; Facing information not provided
• Construction: Vinyl exterior; Shingle (architectural) roof; Built in 1978
• Exterior features: Country setting; Landscaped yard; Level lot; Paved driveway

Interior

• Kitchen: Dishwasher; Microwave; Electric range
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Natural gas heating; Wood stove / stove wood; Hot air heating; Alternative heat stove
• Interior features: 5 total rooms
• Laundry & utility: Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $210k.

Deal economics

• At list price, monthly cash flow is $-48 ($-576/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (4.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (7.6% below list).
• Recommended offer: $194k (7.6% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 2.8% in Amesbury 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 66/100 on livability (#170 in MA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B; Watch: amenities F, commute F, cost of living F.
• Seabrook School District (suburban): math 15% / reading 32% proficiency, ranked #92 of 98 in NH (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Seabrook Elementary School (math 27% / reading 32%, grade F, #201 of 263 statewide, top 82%, 349 students, 48% FRL); Seabrook Middle School (math 10% / reading 33%, grade F, #87 of 96 statewide, top 91%, 311 students, 42% FRL); Winnacunnet High School (math 43% / reading 63%, grade C-, #28 of 90 statewide, top 30%, 1,063 students, 17% FRL) — zoned schools at 36% FRL track the district average.
• Market conditions: 5 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y ago; this cycle's ask has dropped $25k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $66k; list at $210k implies a 216% gain — meaningful room to come down on a strong offer.

Recommended offer $194,027 (7.6% 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. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. 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?
9. 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.
10. 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.
11. 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: 0.92% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.98%
• DSCR: 0.96
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $214,802
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35 New Zealand Rd	0.31mi	2/1.0	960 (+2%)	2mo	$220,000	$229	80
98 Lillian Ave	0.12mi	2/1.0	982 (+5%)	12mo	$197,775	$201	77
95 Lillian Ave	0.12mi	2/2.0	984 (+5%)	7mo	$286,500	$291	76
65 Carolyn Ave	0.12mi	2/1.0	924 (-2%)	24mo	$140,000	$152	72
99 Lillian Ave	0.15mi	2/1.0	1,006 (+7%)	21mo	$189,999	$189	63
20 Railroad Ave	0.45mi	3/2.0 (+1)	1,008 (+8%)	2mo	$422,500	$419	56
58 Lillian Ave	0.13mi	2/2.0	1,076 (+15%)	12mo	$235,000	$218	56
26 Railroad Ave	0.47mi	2/2.0	1,008 (+8%)	12mo	$469,000	$465	52

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -17.8%
• Equity multiple: 0.37×
• Total profit: $-36,959
• Equity at exit: $31,297

10-year hold

• IRR: -9.9%
• Equity multiple: 0.39×
• Total profit: $-35,673
• Equity at exit: $18,148

Cash invested: $58,772 (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 03874

• Home prices YoY: -12.6%
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,940 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$193 /mo · $2,311/yr
• Insurance: −$87
• HOA: −$200
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $-48

Break-even live

Break-even rent $2,001

Max offer price $201,426

Occupancy floor 97%

Sensitivity live

Price	-10% $71	-5% $11	+0% $-48	+5% $-107	+10% $-167
Rent	-10% $-201	-5% $-125	+0% $-48	+5% $29	+10% $105
Rate	-1.0pp $58	-0.5pp $5	base $-48	+0.5pp $-102	+1.0pp $-158

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30 Pine St Seabrook, NH	1.0	1.0	700	$1,600	$2.29	3d	1	0.20mi
2 Autumn Way Seabrook, NH	2.0	1.0	820	$2,150	$2.62	0d	2	0.29mi
116 Cimarron Dr Seabrook, NH	2.0	1.0	575	$1,875	$3.26	0d	3	0.52mi
21 Folly Mill Ter Unit 5E Seabrook, NH	2.0	1.0	756	$2,400	$3.17	0d	1	0.72mi
47 Weare Rd Seabrook, NH	2.0	1.0	725	$2,250	$3.10	0d	1	1.42mi

HOA detail

• Monthly dues: $200 · $2,400/yr

Listing history 15 events

1. 2026-06-13
   statusdays on market $209,900 Pending 74 DOM
2. 2026-06-13
   days on market $209,900 Active 73 DOM
3. 2026-06-09
   days on market $209,900 Active 70 DOM
4. 2026-06-08
   days on market $209,900 Active 69 DOM
5. 2026-06-07
   days on market $209,900 Active 68 DOM
6. 2026-06-04
   days on market $209,900 Active 65 DOM
7. 2026-06-03
   days on market $209,900 Active 64 DOM
8. 2026-06-02
   days on market $209,900 Active 63 DOM
9. 2026-06-01
   days on market $209,900 Active 62 DOM
10. 2026-05-31
    days on market $209,900 Active 61 DOM
11. 2026-05-15
    price $224,900
12. 2026-05-01
    price $229,900
13. 2026-03-31
    listed $234,900 Active
14. 2012-04-02
    soldstatus $66,450 317-char remark

    Show marketing remark (317 chars)

    Nicely maintained and decorated Marlette home in desireable co-op park. Has addition, deck and lots of flowers outside. Large masterbdrm holds a kingsize set. Bright and cheerful kitchen and open concept up front LR with wodstove. $8500 share fee can be possibly financed Community loan funding available Many updates

15. 2011-08-22
    listed $74,900 317-char remark

    Show marketing remark (317 chars)

    Nicely maintained and decorated Marlette home in desireable co-op park. Has addition, deck and lots of flowers outside. Large masterbdrm holds a kingsize set. Bright and cheerful kitchen and open concept up front LR with wodstove. $8500 share fee can be possibly financed Community loan funding available Many updates

ⓘ 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: $2,311 · $193/mo
• Projected year-2 tax: $2,446 · $204/mo
• Expected delta: +$135/yr (+$11/mo · 5.9%)

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

Taxation est. · year 1

• Rental income: $23,283
• − Mortgage interest: −$11,758
• − Property taxes: −$2,311
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,863
• − Management: −$1,863
• − HOA: −$2,400
• − Depreciation: −$6,106
• Taxable loss: −$4,066
• Est. tax savings @ 24.0%: +$976
• After-tax cash flow: $400/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: Seabrook School District
• NCES district ID: 3306150
• Math proficiency: 15% ▼ -14.00%
• Reading proficiency: 32% ▼ -9.00%
• Median HH income: $55,364
• Composite: 21.26/100
• National rank: #8397
• State rank: #92 of 98 in NH

Livability — Amesbury Town

• Score: 66/100
• State rank: #170
• US rank: #11379

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 17,277
• Population (ZIP): 8,613

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 (90%)
• Race & ethnicity: White 90% Two or more races 9% Hispanic / Latino 4%
• Common ancestry: Lithuanian 9% Slovak 4% Romanian 4%
• Foreign-born: 3% · Canada, China
• Languages at home: 95% English-only · Other Indo-European 2% Spanish 1% French/Haitian/Cajun 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: ▼ -61.28%
• Current HPI: 426.8574
• Rent YoY: —
• Metro: —
• 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

+200.3% since first listed

5 events — show timeline

• 2026-05-15 Price Changed $224,900 PrimeMLS
• 2026-05-01 Price Changed $229,900 PrimeMLS
• 2026-03-31 Listed $234,900 PrimeMLS
• 2012-04-02 Sold (MLS) $66,450 PrimeMLS
• 2011-08-22 Listed $74,900 PrimeMLS

Property tax history

+9.8%/yr

Latest (2025): $2,311 · +5.8% YoY. Source: county tax records.