23 Brookwood Dr · Methuen Town, MA 03079

$169,000

2 bd · 1.0 ba · 564 sqft · Manufactured public records · 13 Days on market

Built 2025 Est $134k · 26% over $457/mo HOA · 15% of rent

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

This brand new, energy star certified, 1 bedroom, 1 bath manufactured home in Salem offers a great combination of comfort, efficiency and convenience. Designed for low-maintenance living, this home features FHA propane heat and central air conditioning to keep you comfortable year round. There is a shed for extra storage. Everything is new to give you peace of mind. Ideally located close to shopping, dining, major routes and everyday amenities. Whether looking to downsize or purchase your first home, this move-in ready home delivers outstanding value in a great location! One year warranty. 10 year limited structural warranty. Schedule your private showing today!

Key facts

• Move-in ready
• Great location
• Fha propane heat

Tags

• ENERGY STAR CERTIFIED
• FHA PROPANE HEAT
• CENTRAL AIR CONDITIONING
• SHED FOR EXTRA STORAGE
• MOVE-IN READY
• GREAT LOCATION

Property features AI

Finance

• Other: Private, privately maintained road frontage; Taxes to be determined
• HOA & community: Monthly park fee of $471; One-time fee of $200

Exterior

• Parking: Paved driveway
• Utilities: Public water; Public sewer; 100 amp service with circuit breakers; Propane (LP/Bottle) gas; Internet availability unknown
• Home design: Manufactured home; Manuf/Mobile architectural style; New construction; Shingle (asphalt) roof; Built in 2025
• Construction: Vinyl siding; Manufactured home construction
• Exterior features: Interior, level lot; Paved driveway; Located in the Brookwood mobile park (park approved)

Interior

• Kitchen: Dishwasher; Microwave; Electric range; Refrigerator
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Propane heating; Central air conditioning
• Interior features: 3 total rooms; Vinyl flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $169k.

Deal economics

• At list price, monthly cash flow is $948 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $169k).
• Cap rate 13.0% 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: schools D+, commute D+, amenities 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.
• Market conditions: Rents rising (+2.6%/yr); 10 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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 33% 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 $47k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $21k; list at $169k implies a 705% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.80% ✓
• Cap rate: 13.03%
• Cash-on-cash: 24.05%
• DSCR: 2.07
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $133,668
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41 Friendship Dr	0.37mi	1/1.0 (-1)	587 (+4%)	19mo	$138,900	$237	55
54 End St	0.06mi	2/1.0	644 (+14%)	22mo	$149,000	$231	55

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 · 2.64% rent growth · sell at horizon

5-year hold

• IRR: 16.9%
• Equity multiple: 1.68×
• Total profit: $32,149
• Equity at exit: $25,198

10-year hold

• IRR: 25.2%
• Equity multiple: 3.16×
• Total profit: $102,213
• Equity at exit: $14,612

Cash invested: $47,320 (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: 4.6×

Monthly cashflow live

• Estimated rent: $3,043 high
• Mortgage (P&I): −$886
• Tax from tax record: −$42 /mo · $503/yr
• Insurance: −$70
• HOA: −$457
• Vacancy / Maint / Mgmt: −$639
• Net cashflow: $948

Break-even live

Break-even rent $1,843

Max offer price $169,000

Occupancy floor 64%

Sensitivity live

Price	-10% $1,044	-5% $996	+0% $948	+5% $901	+10% $853
Rent	-10% $708	-5% $828	+0% $948	+5% $1,069	+10% $1,189
Rate	-1.0pp $1,034	-0.5pp $991	base $948	+0.5pp $905	+1.0pp $860

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
800 Central St Salem, NH	2.0	1.0–2.0	776	$2,960	$3.81	0d	11	0.23mi
4 Tuscan Blvd Salem, NH	2.0	1.0–2.0	739	$3,390	$4.58	0d	17	0.33mi
15 Artisan Dr Salem, NH	2.0	1.0–2.0	910	$3,873	$4.26	0d	30	0.50mi
3 Artisan Dr Salem, NH	2.0	1.0–2.0	920	$4,401	$4.78	0d	43	0.52mi
22 Via Toscana Salem, NH	2.0	1.0–2.0	846	$4,598	$5.43	0d	63	0.61mi
103 S Policy St Unit 4 Salem, NH	1.0	1.0	650	$2,000	$3.08	16d	1	0.89mi
11 Lancelot Ct #7 Salem, NH	2.0	1.0	676	$1,850	$2.74	5d	1	1.01mi
99 Cluff Crossing Rd #5 Salem, NH	2.0	1.0	661	$1,900	$2.87	0d	1	1.06mi
1 Lancelot Ct #2 Salem, NH	2.0	1.0	728	$1,950	$2.68	25d	1	1.11mi
3 Lancelot Ct Salem, NH	2.0	1.0	736	$1,800	$2.45	44d	1	1.13mi

HOA detail

• Monthly dues: $457 · $5,484/yr

Listing history 8 events

1. 2026-06-21
   days on market $169,000 Active 13 DOM
2. 2026-06-18
   days on market $169,000 Active 10 DOM
3. 2026-06-17
   days on market $169,000 Active 9 DOM
4. 2026-06-16
   days on market $169,000 Active 8 DOM
5. 2026-06-15
   days on market $169,000 Active 7 DOM
6. 2026-06-13
   days on market $169,000 Active 5 DOM
7. 2026-06-08
   remarks 670-char remark
8. 2026-06-08
   listed $169,000 Active 1 DOM

ⓘ 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: $503 · $42/mo
• Projected year-2 tax: $1,291 · $108/mo
• Expected delta: +$788/yr (+$66/mo · 156.6%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥97°F today · 16 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: $36,518
• − Mortgage interest: −$9,467
• − Property taxes: −$503
• − Insurance: −$845
• − Repairs & maintenance: −$2,921
• − Management: −$2,921
• − HOA: −$5,484
• − Depreciation: −$4,916
• Taxable income: $9,460
• Est. tax owed @ 24.0%: −$2,270
• After-tax cash flow: $9,112/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: 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

+704.8% since first listed

2 events — show timeline

• 2026-06-08 Listed $169,000 PrimeMLS
• 1990-06-29 Sold (Public Records) $21,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $503 · +3.1% YoY. Source: county tax records.