88 A Brookwood Dr · Methuen Town, MA 03079

$179,000

2 bd · 2.0 ba · 924 sqft · Manufactured public records · 29 Days on market

Built 2024 Est $172k · at est. $457/mo HOA · 17% of rent

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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 +27.2/30.0
• 1% rule +10.0/10.0
• DSCR +9.4/10.0
• ARV discount +5.6/15.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

THREE BEDROOM, 1 1/2 BATH, PRIVATE LOT, NEW ROOF, NEW VINYL. TILT IN WINDOWS, OIL HEAT. HAS CENTRAL AIR. PARK APPROVAL NEEDED.

Key facts

• Bright living room
• Storage shed
• Built 2024

Tags

• BRIGHT LIVING ROOM
• STORAGE SHED

Property features AI

Finance

• Other: Located in the Brookwood mobile park (park-approved)
• HOA & community: Monthly park fee of $457 includes trash; One-time fee of $200; Community amenity: trash removal

Exterior

• Parking: Paved driveway
• Utilities: Public water; Public sewer; 100 Amp electric service; Propane (LP/Bottle) service; Internet availability unknown
• Home design: Manufactured / Mobile home; New construction (2024); Facing information not provided; Single-story entry level not specified
• Construction: Vinyl siding; Asphalt shingle roof; Built in 2024; Mobile unit anchored
• Exterior features: Landscaped, level, open lot; Near shopping; Paved driveway; Located on a private, privately maintained road

Interior

• Kitchen: Dishwasher; Microwave; Electric range; Refrigerator
• Flooring: Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Central air conditioning; Propane-fired forced air heating
• Interior features: Three total rooms; Vinyl flooring

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $179k.

Deal economics

• At list price, monthly cash flow is $510 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $179k).
• Recommended offer: $176k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.7% 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); 22 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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).

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 $50k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 29y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $26k; list at $179k implies a 588% 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 $176,315 (1.5% below list)

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: 1.52% ✓
• Cap rate: 9.71%
• Cash-on-cash: 12.21%
• DSCR: 1.54
• GRM: 5.5

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	0.29mi	2/1.0	924 (0%)	1mo	$242,000	$262	82
3 Friendship Dr	0.34mi	2/1.0	924 (0%)	7mo	$175,000	$189	74
33 Brookwood Dr	0.02mi	2/1.5	868 (-6%)	21mo	$157,000	$181	70
89 End St	0.08mi	2/1.0	792 (-14%)	6mo	$147,000	$186	64
75 S Policy St #36	0.71mi	2/2.0	896 (-3%)	9mo	$225,000	$251	54
30 Friendship Dr #30	0.34mi	3/1.0 (+1)	864 (-6%)	22mo	$136,500	$158	46
75 South Policy St #48	0.71mi	2/1.0	840 (-9%)	6mo	$139,900	$167	43
75 S Policy St #62	0.71mi	2/1.0	960 (+4%)	20mo	$165,000	$172	39

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: 1.5%
• Equity multiple: 1.06×
• Total profit: $2,780
• Equity at exit: $26,689

10-year hold

• IRR: 10.8%
• Equity multiple: 1.83×
• Total profit: $41,417
• Equity at exit: $15,477

Cash invested: $50,120 (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: 5.5×

Monthly cashflow live

• Estimated rent: $2,727 high
• Mortgage (P&I): −$939
• Tax from tax record: −$174 /mo · $2,090/yr
• Insurance: −$75
• HOA: −$457
• Vacancy / Maint / Mgmt: −$573
• Net cashflow: $510

Break-even live

Break-even rent $2,082

Max offer price $179,000

Occupancy floor 76%

Sensitivity live

Price	-10% $611	-5% $561	+0% $510	+5% $459	+10% $409
Rent	-10% $295	-5% $402	+0% $510	+5% $618	+10% $725
Rate	-1.0pp $600	-0.5pp $555	base $510	+0.5pp $464	+1.0pp $416

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 22 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	33	0.50mi
3 Artisan Dr Salem, NH	2.0	1.0–2.0	920	$4,401	$4.78	0d	44	0.52mi
18 Artisan Dr Salem, NH	1.0	1.0	857	$3,200	$3.73	0d	1	0.52mi
205 Main St Salem, NH	2.0	1.0	850	$2,262	$2.66	0d	2	0.59mi
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	15d	1	0.89mi
103 S Policy St Unit 10 Salem, NH	2.0	1.0	775	$2,100	$2.71	15d	1	0.89mi
8 Braemoor Woods Rd Salem, NH	2.0	1.0	950	$1,854	$1.95	0d	1	1.00mi
8 Lancelot Ct #13 Salem, NH	2.0	1.0	914	$1,990	$2.18	25d	1	1.00mi
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
12 Tiffany Rd #3 Salem, NH	1.0	1.0	780	$1,675	$2.15	0d	1	1.11mi
3 Lancelot Ct Salem, NH	2.0	1.0	736	$1,800	$2.45	44d	1	1.13mi
9 Tiffany Rd #1 Salem, NH	1.0	1.0	780	$1,850	$2.37	25d	1	1.13mi
9 Tiffany Rd #1 Salem, NH	1.0	1.0	780	$1,850	$2.37	5d	1	1.13mi
117 Cluff Crossing Rd Salem, NH	2.0	1.0	980	$2,250	$2.30	44d	1	1.16mi
4 Brook Rd #5 Salem, NH	2.0	1.0	891	$2,400	$2.69	44d	1	1.18mi
14 Tiffany Rd #2 Salem, NH	1.0	1.0	777	$1,695	$2.18	10d	1	1.19mi
14 Tiffany Rd Salem, NH	1.0	1.0	777	$1,712	$2.20	5d	2	1.19mi

HOA detail

• Monthly dues: $457 · $5,484/yr

Listing history 17 events

1. 2026-06-18
   days on market $179,000 Active 29 DOM
2. 2026-06-17
   days on market $179,000 Active 28 DOM
3. 2026-06-16
   days on market $179,000 Active 27 DOM
4. 2026-06-15
   days on market $179,000 Active 26 DOM
5. 2026-06-13
   days on market $179,000 Active 24 DOM
6. 2026-06-09
   days on market $179,000 Active 20 DOM
7. 2026-06-08
   days on market $179,000 Active 19 DOM
8. 2026-06-07
   days on market $179,000 Active 18 DOM
9. 2026-06-04
   days on market $179,000 Active 15 DOM
10. 2026-06-03
    days on market $179,000 Active 14 DOM
11. 2026-06-02
    days on market $179,000 Active 13 DOM
12. 2026-06-01
    days on market $179,000 Active 12 DOM
13. 2026-05-31
    days on market $179,000 Active 11 DOM
14. 2026-05-20
    listed $179,000 Active
15. 1998-03-19
    soldstatus $26,000 126-char remark

    Show marketing remark (126 chars)

    THREE BEDROOM, 1 1/2 BATH, PRIVATE LOT, NEW ROOF, NEW VINYL. TILT IN WINDOWS, OIL HEAT. HAS CENTRAL AIR. PARK APPROVAL NEEDED.

16. 1998-03-04
    historical 126-char remark

    Show marketing remark (126 chars)

    THREE BEDROOM, 1 1/2 BATH, PRIVATE LOT, NEW ROOF, NEW VINYL. TILT IN WINDOWS, OIL HEAT. HAS CENTRAL AIR. PARK APPROVAL NEEDED.

17. 1997-10-20
    listed $33,000 126-char remark

    Show marketing remark (126 chars)

    THREE BEDROOM, 1 1/2 BATH, PRIVATE LOT, NEW ROOF, NEW VINYL. TILT IN WINDOWS, OIL HEAT. HAS CENTRAL AIR. PARK APPROVAL NEEDED.

ⓘ 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: $2,090 · $174/mo
• Projected year-2 tax: $2,146 · $179/mo
• Expected delta: +$56/yr (+$5/mo · 2.7%)

ⓘ 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: $32,725
• − Mortgage interest: −$10,027
• − Property taxes: −$2,090
• − Insurance: −$895
• − Repairs & maintenance: −$2,618
• − Management: −$2,618
• − HOA: −$5,484
• − Depreciation: −$5,207
• Taxable income: $3,786
• Est. tax owed @ 24.0%: −$909
• After-tax cash flow: $5,211/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

+442.4% since first listed

4 events — show timeline

• 2026-05-20 Listed $179,000 PrimeMLS
• 1998-03-19 Sold (MLS) $26,000 PrimeMLS
• 1998-03-04 Delisted — PrimeMLS
• 1997-10-20 Listed $33,000 PrimeMLS

Property tax history

+3.3%/yr

Latest (2025): $2,090 · +3.2% YoY. Source: county tax records.