4 Trailerhome Dr · Methuen Town, MA 03079

$234,900

2 bd · 1.0 ba · 924 sqft · Manufactured public records · 6 Days on market

Built 2017 $385/mo HOA

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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 +20.4/30.0
• 1% rule +6.9/10.0
• DSCR +6.5/10.0
• 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

Tucked away on a quiet dead-end street, 4 Trailerhome Drive offers a unique opportunity to own in a resident-owned 55+ cooperative community—far from the feel of a traditional trailer park. This well-maintained single-wide mobile home features 2 comfortable bedrooms and 1 full bath, making it an ideal option for those seeking affordable, low-maintenance living. Set on a peaceful one-street neighborhood, the property provides a sense of privacy and community that’s hard to find. As part of a cooperative, residents take pride in ownership of the land, creating a more stable and welcoming environment. Conveniently located just minutes from the highly desirable Tuscan Village, you&r

Key facts

• Built 2017
• Listed 6 days

Tags

• QUIET DEAD-END STREET
• WELL-MAINTAINED MOBILE HOME
• EASY ACCESS TO SHOPPING
• PROXIMITY TO MAJOR ROUTES
• SOUGHT-AFTER SALEM NH LOCATION

🏢 Co-op / cooperative unit. The $234,900 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $235k.

Deal economics

• At list price, monthly cash flow is $305 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $235k).
• Cap rate 7.9% 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); 20 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 30% 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $158k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $234,900

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. 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?
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: 1.19% ✓
• Cap rate: 7.85%
• Cash-on-cash: 5.57%
• DSCR: 1.25
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $171,864
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Trailerhome Dr	0.00mi	2/1.0	924 (0%)	1mo	$242,000	$262	99
3 Friendship Dr	0.50mi	2/1.0	924 (0%)	7mo	$175,000	$189	70
75 S Policy St #36	0.54mi	2/2.0	896 (-3%)	9mo	$225,000	$251	58
33 Brookwood Dr	0.27mi	2/1.5	868 (-6%)	21mo	$157,000	$181	58
75 South Policy St #48	0.54mi	2/1.0	840 (-9%)	6mo	$139,900	$167	55
89 End St	0.36mi	2/1.0	792 (-14%)	6mo	$147,000	$186	54
75 S Policy St #62	0.54mi	2/1.0	960 (+4%)	20mo	$165,000	$172	52
30 Friendship Dr #30	0.50mi	3/1.0 (+1)	864 (-6%)	22mo	$136,500	$158	43

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: -8.0%
• Equity multiple: 0.70×
• Total profit: $-19,403
• Equity at exit: $35,024

10-year hold

• IRR: 1.1%
• Equity multiple: 1.07×
• Total profit: $4,920
• Equity at exit: $20,310

Cash invested: $65,772 (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 03079

• Rents YoY: 2.6%
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,805 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$196 /mo · $2,354/yr
• Insurance: −$98
• HOA: −$385
• Vacancy / Maint / Mgmt: −$589
• Net cashflow: $305

Break-even live

Break-even rent $2,419

Max offer price $234,900

Occupancy floor 84%

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Rent comps 20 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	1d	14	0.15mi
4 Tuscan Blvd Salem, NH	2.0	1.0–2.0	739	$3,390	$4.58	1d	18	0.26mi
3 Artisan Dr Salem, NH	2.0	1.0–2.0	920	$4,401	$4.78	1d	43	0.44mi
15 Artisan Dr Salem, NH	2.0	1.0–2.0	910	$3,873	$4.26	1d	35	0.48mi
18 Artisan Dr Salem, NH	1.0	1.0	857	$3,200	$3.73	1d	1	0.51mi
22 Via Toscana Salem, NH	2.0	1.0–2.0	846	$4,598	$5.43	1d	61	0.65mi
103 S Policy St Unit 10 Salem, NH	2.0	1.0	775	$2,100	$2.71	14d	1	0.73mi
103 S Policy St Unit 4 Salem, NH	1.0	1.0	650	$2,000	$3.08	14d	1	0.73mi
205 Main St Salem, NH	2.0	1.0	850	$2,262	$2.66	1d	2	0.84mi
8 Lancelot Ct #13 Salem, NH	2.0	1.0	914	$1,990	$2.18	24d	1	1.01mi
11 Lancelot Ct #7 Salem, NH	2.0	1.0	676	$1,850	$2.74	4d	1	1.02mi
1 Lancelot Ct #2 Salem, NH	2.0	1.0	728	$1,950	$2.68	24d	1	1.12mi
3 Lancelot Ct Salem, NH	2.0	1.0	736	$1,800	$2.45	43d	1	1.13mi
8 Braemoor Woods Rd Salem, NH	2.0	1.0	950	$1,854	$1.95	1d	1	1.14mi
117 Cluff Crossing Rd Salem, NH	2.0	1.0	980	$2,250	$2.30	43d	1	1.17mi
9 Tiffany Rd #1 Salem, NH	1.0	1.0	780	$1,850	$2.37	24d	1	1.20mi
9 Tiffany Rd #1 Salem, NH	1.0	1.0	780	$1,850	$2.37	5d	1	1.20mi
4 Brook Rd #5 Salem, NH	2.0	1.0	891	$2,400	$2.69	43d	1	1.23mi
14 Tiffany Rd #2 Salem, NH	1.0	1.0	777	$1,695	$2.18	10d	1	1.25mi
14 Tiffany Rd Salem, NH	1.0	1.0	777	$1,712	$2.20	5d	2	1.25mi

HOA detail

• Monthly dues: $385 · $4,620/yr

Listing history 3 events

1. 2026-04-22
   status Pending
2. 2026-04-16
   listed $234,900 Active
3. 2018-08-01
   soldstatus $158,000

ⓘ 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: $2,354 · $196/mo
• Projected year-2 tax: $2,622 · $218/mo
• Expected delta: +$268/yr (+$22/mo · 11.4%)

ⓘ 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 (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°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: $33,666
• − Mortgage interest: −$13,158
• − Property taxes: −$2,354
• − Insurance: −$1,174
• − Repairs & maintenance: −$2,693
• − Management: −$2,693
• − HOA: −$4,620
• − Depreciation: −$6,833
• Taxable income: $139
• Est. tax owed @ 24.0%: −$33
• After-tax cash flow: $3,632/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

+48.7% since first listed

3 events — show timeline

• 2026-04-22 Pending — PrimeMLS
• 2026-04-16 Listed $234,900 PrimeMLS
• 2018-08-01 Sold (Public Records) $158,000 Public Records

Property tax history

+8.2%/yr

Latest (2025): $2,354 · +3.2% YoY. Source: county tax records.