41 Pine St #49 · Peabody, MA 01960

$149,900

2 bd · 1.0 ba · 740 sqft · Manufactured · 77 Days on market

Built 1972 Average condition $270/mo HOA

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Why this score? — see what drove the B+ 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Schools +3.1/10.0
• Condition / age +2.8/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOCATED AT HAVEN CIRCLE COOPERATIVE PARK IN WEST PEABODY. THIS LARGE UNIT HAS MANY UPDATES INCLUDING NEW FURNCE, NEW FLOORING, NEWER ROOF, NEWER ELECTRICAL AND MUCH MORE....THERE IS A LARGE BREZWAY AND A VERY NICE YARD. PITCHED ROOF . THE COOP FEE IS ONLY 270 A MONTH AND INCLUDES, RE TAXES, WATER AND SEWER, RUBBUSH REMOVAL AND COMMON AREA MAINTENANCE....BATHROOM AND PLUMBING NEEDS ATTENTION. ..1972 CROWN VANGUARD SERIAL NUMBER 2707-72

Key facts

• New furnace
• Newer roof
• New flooring

Tags

• LARGE UNIT
• NEW FURNACE
• NEW FLOORING
• NEWER ROOF
• NEWER ELECTRICAL
• LARGE BREZWAY

🏢 Co-op / cooperative unit. The $149,900 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 $150k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.1% 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.
• Market conditions: Rents soft (-0.9%/yr); 49 active listings in the ZIP; 3 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 40% 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 $1k of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $42k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

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 $140,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
7. 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.
8. 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: 2.14% ✓
• Cap rate: 16.13%
• Cash-on-cash: 35.13%
• DSCR: 2.56
• GRM: 3.9

CMA / ARV

• ARV (median comp): $206,450
• List price: $149,900
• Delta: -27.39%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
154 Newbury St #37	0.40mi	2/1.5	720 (-3%)	21mo	$240,000	$333	57

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: 26.9%
• Equity multiple: 2.07×
• Total profit: $44,790
• Equity at exit: $22,351

10-year hold

• IRR: 32.4%
• Equity multiple: 3.49×
• Total profit: $104,318
• Equity at exit: $12,961

Cash invested: $41,972 (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: 49
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $3,209 medium
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$270
• Vacancy / Maint / Mgmt: −$674
• Net cashflow: $1,229

Break-even live

Break-even rent $1,653

Max offer price $149,900

Occupancy floor 57%

Sensitivity live

Price	-10% $1,332	-5% $1,281	+0% $1,229	+5% $1,177	+10% $1,125
Rent	-10% $975	-5% $1,102	+0% $1,229	+5% $1,356	+10% $1,482
Rate	-1.0pp $1,304	-0.5pp $1,267	base $1,229	+0.5pp $1,190	+1.0pp $1,151

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.64mi
1000 Crane Brook Way Peabody, MA	1.0–3.0	1.0–2.0	1137	$3,184	$2.80	0d	25	1.19mi
19 Magnolia Way Peabody, MA	1.0–3.0	1.0–2.0	1034	$3,248	$3.14	0d	29	1.47mi

HOA detail

• Monthly dues: $270 · $3,240/yr
• Likely covers: watersewerelectric

Listing history 14 events

1. 2026-06-15
   days on market $149,900 Active 77 DOM
2. 2026-06-13
   days on market $149,900 Active 75 DOM
3. 2026-06-13
   days on market $149,900 Active 74 DOM
4. 2026-06-09
   days on market $149,900 Active 71 DOM
5. 2026-06-08
   days on market $149,900 Active 70 DOM
6. 2026-06-07
   days on market $149,900 Active 69 DOM
7. 2026-06-04
   days on market $149,900 Active 66 DOM
8. 2026-06-03
   days on market $149,900 Active 65 DOM
9. 2026-06-02
   days on market $149,900 Active 64 DOM
10. 2026-06-01
    days on market $149,900 Active 63 DOM
11. 2026-05-31
    days on market $149,900 Active 62 DOM
12. 2026-03-30
    price $149,900 448-char remark

    Show marketing remark (448 chars)

    LOCATED AT HAVEN CIRCLE COOPERATIVE PARK IN WEST PEABODY. THIS LARGE UNIT HAS MANY UPDATES INCLUDING NEW FURNCE, NEW FLOORING, NEWER ROOF, NEWER ELECTRICAL AND MUCH MORE....THERE IS A LARGE BREZWAY AND A VERY NICE YARD. PITCHED ROOF . THE COOP FEE IS ONLY 270 A MONTH AND INCLUDES, RE TAXES, WATER AND SEWER, RUBBUSH REMOVAL AND COMMON AREA MAINTENANCE....BATHROOM AND PLUMBING NEEDS ATTENTION. ..1972 CROWN VANGUARD SERIAL NUMBER 2707-72

13. 2026-03-30
    price $159,900 448-char remark

    Show marketing remark (448 chars)

    LOCATED AT HAVEN CIRCLE COOPERATIVE PARK IN WEST PEABODY. THIS LARGE UNIT HAS MANY UPDATES INCLUDING NEW FURNCE, NEW FLOORING, NEWER ROOF, NEWER ELECTRICAL AND MUCH MORE....THERE IS A LARGE BREZWAY AND A VERY NICE YARD. PITCHED ROOF . THE COOP FEE IS ONLY 270 A MONTH AND INCLUDES, RE TAXES, WATER AND SEWER, RUBBUSH REMOVAL AND COMMON AREA MAINTENANCE....BATHROOM AND PLUMBING NEEDS ATTENTION. ..1972 CROWN VANGUARD SERIAL NUMBER 2707-72

14. 2026-03-30
    listed $149,900 New 448-char remark

    Show marketing remark (448 chars)

    LOCATED AT HAVEN CIRCLE COOPERATIVE PARK IN WEST PEABODY. THIS LARGE UNIT HAS MANY UPDATES INCLUDING NEW FURNCE, NEW FLOORING, NEWER ROOF, NEWER ELECTRICAL AND MUCH MORE....THERE IS A LARGE BREZWAY AND A VERY NICE YARD. PITCHED ROOF . THE COOP FEE IS ONLY 270 A MONTH AND INCLUDES, RE TAXES, WATER AND SEWER, RUBBUSH REMOVAL AND COMMON AREA MAINTENANCE....BATHROOM AND PLUMBING NEEDS ATTENTION. ..1972 CROWN VANGUARD SERIAL NUMBER 2707-72

ⓘ 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: $38,504
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$3,080
• − Management: −$3,080
• − HOA: −$3,240
• − Depreciation: −$4,361
• Taxable income: $13,348
• Est. tax owed @ 24.0%: −$3,203
• After-tax cash flow: $11,543/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 · 8 photos

Average 55/100 Moderate rehab

This manufactured home has moderate rehabilitation needs, with a focus on updating the bathroom and kitchen to improve both resale and rental value.

Repairs flagged

• Major bathroom fixtures — existing fixtures need replacement
• Major bathroom flooring — existing flooring needs replacement

Value-add opportunities

• Both new bathroom fixtures and flooring — improves both resale and rental value
• Both new kitchen appliances — enhances both resale and rental appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
bathroom fixtures · existing fixtures need replacement	Major	$15,000–50,000
bathroom flooring · existing flooring needs replacement	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both new bathroom fixtures and flooring — improves both resale and rental value ↑
• Both new kitchen appliances — enhances both resale and rental appeal ↑

ⓘ 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

+0.0% since first listed

3 events — show timeline

• 2026-03-30 Price Changed $149,900 MLS PIN
• 2026-03-30 Price Changed $159,900 MLS PIN
• 2026-03-30 Listed $149,900 MLS PIN