75 S Policy St #51 · Methuen Town, MA 03079

$99,000

2 bd · 1.0 ba · 840 sqft · Manufactured public records · 1 Days on market

Built 2014 Est $197k · 50% under $400/mo HOA · 15% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained - vinyl sided mobile home with 2 baths and 2 large bedrooms. Washer and dryer hook-ups, new kitchen with island, all new windows, beamed ceiling, lots of closets, double width. Fenced in yard with storage shed, offers plenty of privacy. Pressure treated deck and 12x14 screened porch. Parking for 2-3 cars. Nice home.

Key facts

• One-level living
• Handicap ramp
• Built 2014

Tags

• ONE-LEVEL LIVING
• IN-UNIT WASHER AND DRYER
• HANDICAP RAMP
• ORIGINAL KITCHEN CABINETS

Property features AI

Finance

• Other: Mobile make/model: 2014 Titam Pinnacle; Unit/Lot number 51; Mobile serial number available
• HOA & community: Monthly park/association fee of $400

Exterior

• Parking: Paved driveway
• Utilities: Public water; Public sewer; Circuit breaker electrical service; Cable internet available
• Home design: Manuf/Mobile home; Located in Policy Lane Mobile Home Park (park-approved)
• Construction: Built in 2014; Aluminum and vinyl siding; Asphalt shingle roof
• Exterior features: Level lot; Near shopping; Paved driveway; Paved road frontage

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Propane heating; Forced air heating
• Interior features: Four total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $99k).
• Cap rate 18.7% 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); 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 2.6% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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 $35k; list at $99k implies a 183% 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→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,000

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: 2.71% ✓
• Cap rate: 18.70%
• Cash-on-cash: 44.29%
• DSCR: 2.97
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $196,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
75 South Policy St #48	0.00mi	2/1.0	840 (0%)	6mo	$139,900	$167	95
75 S Polcy St #45	0.00mi	2/1.0	744 (-11%)	3mo	$135,000	$181	79
75 S Policy St #36	0.00mi	2/2.0	896 (+7%)	9mo	$225,000	$251	77
75 S Policy St #62	0.00mi	2/1.0	960 (+14%)	20mo	$165,000	$172	59
4 Trailerhome Dr	0.54mi	2/1.0	924 (+10%)	1mo	$242,000	$262	58
29 Lowell Rd #37	0.43mi	2/1.5	924 (+10%)	4mo	$240,000	$260	58
10 Princess Dr	0.72mi	2/1.0	840 (0%)	18mo	$179,900	$214	51
29 Lowell Rd #17	0.43mi	2/2.0	924 (+10%)	10mo	$269,000	$291	51
3 Friendship Dr	0.64mi	2/1.0	924 (+10%)	7mo	$175,000	$189	47
7 Friendship Dr	0.61mi	2/1.0	770 (-8%)	14mo	$85,000	$110	45
60 Brookwood Dr	0.74mi	2/1.0	728 (-13%)	6mo	$170,000	$234	38
61 Daisy Rd	0.64mi	2/2.0	924 (+10%)	21mo	$219,000	$237	32

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: 40.9%
• Equity multiple: 2.75×
• Total profit: $48,452
• Equity at exit: $14,761

10-year hold

• IRR: 47.0%
• Equity multiple: 5.45×
• Total profit: $123,352
• Equity at exit: $8,560

Cash invested: $27,720 (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: 3.1×

Monthly cashflow live

• Estimated rent: $2,679 high
• Mortgage (P&I): −$519
• Tax from tax record: −$133 /mo · $1,591/yr
• Insurance: −$41
• HOA: −$400
• Vacancy / Maint / Mgmt: −$563
• Net cashflow: $1,023

Break-even live

Break-even rent $1,384

Max offer price $99,000

Occupancy floor 57%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 S Policy St Unit 10 Salem, NH	2.0	1.0	775	$2,100	$2.71	14d	1	0.23mi
103 S Policy St Unit 4 Salem, NH	1.0	1.0	650	$2,000	$3.08	14d	1	0.23mi
3 Artisan Dr Salem, NH	2.0	1.0–2.0	920	$4,401	$4.78	1d	43	0.30mi
4 Tuscan Blvd Salem, NH	2.0	1.0–2.0	739	$3,390	$4.58	1d	18	0.40mi
15 Artisan Dr Salem, NH	2.0	1.0–2.0	910	$3,873	$4.26	1d	35	0.41mi
18 Artisan Dr Salem, NH	1.0	1.0	857	$3,200	$3.73	1d	1	0.44mi
800 Central St Salem, NH	2.0	1.0–2.0	776	$2,825	$3.64	1d	14	0.49mi
22 Via Toscana Salem, NH	2.0	1.0–2.0	846	$4,598	$5.43	1d	61	0.59mi
11 Lancelot Ct #7 Salem, NH	2.0	1.0	676	$1,850	$2.74	4d	1	0.76mi
8 Lancelot Ct #13 Salem, NH	2.0	1.0	914	$1,990	$2.18	24d	1	0.77mi
3 Lancelot Ct Salem, NH	2.0	1.0	736	$1,800	$2.45	43d	1	0.85mi
1 Lancelot Ct #2 Salem, NH	2.0	1.0	728	$1,950	$2.68	24d	1	0.85mi
117 Cluff Crossing Rd Salem, NH	2.0	1.0	980	$2,250	$2.30	43d	1	0.90mi
4 Brook Rd #5 Salem, NH	2.0	1.0	891	$2,400	$2.69	43d	1	1.02mi
9 Tiffany Rd #1 Salem, NH	1.0	1.0	780	$1,850	$2.37	5d	1	1.03mi
9 Tiffany Rd #1 Salem, NH	1.0	1.0	780	$1,850	$2.37	24d	1	1.03mi
14 Tiffany Rd #2 Salem, NH	1.0	1.0	777	$1,695	$2.18	10d	1	1.06mi
14 Tiffany Rd Salem, NH	1.0	1.0	777	$1,712	$2.20	5d	2	1.06mi
8 Braemoor Woods Rd Salem, NH	2.0	1.0	950	$1,854	$1.95	1d	1	1.15mi
205 Main St Salem, NH	2.0	1.0	850	$2,262	$2.66	1d	2	1.30mi

HOA detail

• Monthly dues: $400 · $4,800/yr

Listing history 2 events

1. 2026-06-18
   remarks 679-char remark
2. 2026-06-18
   listed $99,000 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: $1,591 · $133/mo
• Projected year-2 tax: $1,591 · $133/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

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 ≥96°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: $32,145
• − Mortgage interest: −$5,546
• − Property taxes: −$1,591
• − Insurance: −$495
• − Repairs & maintenance: −$2,572
• − Management: −$2,572
• − HOA: −$4,800
• − Depreciation: −$2,880
• Taxable income: $11,690
• Est. tax owed @ 24.0%: −$2,806
• After-tax cash flow: $9,473/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

+230.0% since first listed

8 events — show timeline

• 2026-06-18 Listed $99,000 PrimeMLS
• 2013-03-18 Sold (MLS) $35,000 PrimeMLS
• 2013-03-18 Sold (MLS) $35,000 MLS PIN
• 2013-02-20 Listing Removed — MLS PIN
• 2012-11-20 Listed $39,900 PrimeMLS
• 2012-11-20 Listed $39,900 MLS PIN
• 1998-09-11 Sold (MLS) $27,000 PrimeMLS
• 1997-11-25 Listed $29,999 PrimeMLS

Property tax history

+1.3%/yr

Latest (2025): $1,591 · +3.2% YoY. Source: county tax records.