Property Report :

11 Observatory Rd, Methuen, MA 01844

Real Estate Analysis

Created on: Apr 14, 2025

Author: Kayque Rodrigues

Company: CATENA COMPANY

11 Observatory Rd, Methuen, MA 01844

Investment strategy: Fix and Flip

Purchase Price$ 375,000

Rehab Estimate$ 150,000

Project Profit$ 170,000

After Repair Value$ 750,000

Investment Summary

After Repair Value	$ 750,000
Calculated Project Profit	$ 170,000
70% Rule 70% Rule Widely accepted ratio among rehabbers used as a barometer for purchasing a rehab property: Purchase price with repair costs should not exceed 70% of ARV. 70% Rule Widely accepted ratio among rehabbers used as a barometer for purchasing a rehab property: Purchase price with repair costs should not exceed 70% of ARV.	70.00 %
Return on Investment	31.78 %
Project Term	10 months

Financial Breakdown

Total Capital Needed Total Capital Needed Includes all projects costs (except selling costs). Total Capital Needed Includes all projects costs (except selling costs).	$ 535,000
Financing	$ 0
Total Cash Needed Cash out of Pocket Shows rehabber's cash outlay. Cash out of Pocket Shows rehabber's cash outlay.	$ 535,000

Project Cost Breakdown

Purchase Costs
Purchase Price	$ 375,000
Buying Costs	$ 0
Total	$ 375,000

Repair Costs
Repair Costs Lump Sum	$ 150,000
Total	$ 150,000

Holding Costs
Monthly Holding Costs	$ 1,000
Total Months Held	10
Total	$ 10,000

Selling Costs
Commissions (6%)	$ 45,000
Selling Costs	$ 0
Total	$ 45,000

Purchase Price	$ 375,000
Address	11 Observatory Rd , Methuen, 01844, MA

11 Observatory Rd Methuen, MA 01844

$ 750,000

Property ARV

#	Property address	Distance	Beds	Baths	SqFt	Bldg type	Date sold	Sale price	$/SqFt
1	14 Overlook Dr	0.1mi	4	3	3,163	single_family	6/27/2024	$ 822,000	$ 260
2	11 Butternut Ln	0.2mi	3	2	1,660	single_family	5/7/2024	$ 670,000	$ 404
3	26 Alexander Cir	0.3mi	3	1	1,646	single_family	7/14/2024	$ 565,000	$ 343
4	19 Tyler St	0.4mi	2	1	957	single_family	7/16/2024	$ 420,000	$ 439
5	41 Tyler St	0.4mi	4	3	2,450	single_family	6/12/2024	$ 749,000	$ 306
6	8 Tyler St	0.4mi	3	2	1,976	single_family	5/30/2024	$ 635,000	$ 321
7	16 Marjorie St	0.4mi	3	1	1,035	single_family	5/9/2024	$ 425,000	$ 411
8	118 Butternut Ln	0.5mi	4	1	1,994	single_family	3/13/2024	$ 506,000	$ 254
9	42 Tyler St	0.5mi	4	3	4,066	single_family	4/23/2024	$ 650,000	$ 160
10	19 Lincoln St	0.5mi	4	1	1,512	single_family	8/12/2024	$ 550,000	$ 364
11	25 Sawyer St	0.6mi	6	2	3,756	single_family	7/28/2024	$ 718,000	$ 191
12	12 Heather Dr Unit 12	0.7mi	3	2	1,328	condos	8/21/2024	$ 540,000	$ 407
13	15 Vineyard Ln Unit 15	0.7mi	3	2	1,730	condos	6/13/2024	$ 615,000	$ 355
14	11 Hidden Rd	0.7mi	3	2	2,594	single_family	7/14/2024	$ 659,000	$ 254
15	3 Deana Rd	0.7mi	3	2.5	1,842	single_family	8/20/2024	$ 701,000	$ 381
16	527 Lowell St	0.8mi	4	2	2,250	multi_family	4/29/2024	$ 660,000	$ 293
17	42 Woodburn Dr	0.8mi	4	3.5	2,917	single_family	5/19/2024	$ 650,000	$ 223
18	26 Sugar Hill Cir	0.9mi	3	1.5	1,872	single_family	3/27/2024	$ 605,000	$ 323
19	30 Boornazian Rd	0.9mi	3	2	2,801	single_family	6/30/2024	$ 689,900	$ 246
20	34 Burnham Rd Apt 204	0.9mi	2	2	1,145	condos	2/26/2024	$ 340,000	$ 297
21	244 Lowell St	1.0mi	4	2	2,970	single_family	6/13/2024	$ 675,000	$ 227
22	945 Riverside Dr Apt 15A	1.0mi	2	1.5	1,059	condos	8/15/2024	$ 357,000	$ 337
23	945 Riverside Dr Apt 1C	1.0mi	2	1.5	1,058	condos	4/29/2024	$ 350,000	$ 331
24	4 Shirley Ave	1.1mi	3	2	2,558	single_family	7/25/2024	$ 634,900	$ 248
25	14 Jade St	1.2mi	3	1	1,600	single_family	8/8/2024	$ 590,000	$ 369
26	7 Laurel Ave	1.2mi	3	1	1,080	single_family	2/27/2024	$ 430,000	$ 398
27	42 Ruskin Ave	1.2mi	2	1	1,452	single_family	6/30/2024	$ 300,000	$ 207
28	168 Lowell St	1.2mi	4	2	1,385	single_family	8/4/2024	$ 432,000	$ 312
29	15 Fulton St	1.2mi	3	1	1,344	single_family	7/22/2024	$ 495,000	$ 368
30	156-158 Oakland Ave	1.3mi	7	4	2,701	multi_family	7/10/2024	$ 798,500	$ 296
31	15 Webb St	1.3mi	4	2	1,561	single_family	7/29/2024	$ 552,000	$ 354
32	10 Field Ave	1.3mi	3	1.5	1,800	single_family	4/7/2024	$ 530,000	$ 294
33	8 Field Ave	1.3mi	4	1	1,562	single_family	6/16/2024	$ 545,000	$ 349
34	4 Field Ave	1.3mi	3	1.5	2,352	single_family	6/27/2024	$ 570,000	$ 242
35	3 Perley St	1.3mi	3	1.5	1,500	single_family	2/26/2024	$ 580,000	$ 387
36	111 Lowell St	1.4mi	4	1	1,794	single_family	6/3/2024	$ 550,000	$ 307
37	283 Pelham St	1.4mi	3	2	2,304	single_family	6/27/2024	$ 700,000	$ 304
38	211 Pelham St	1.4mi	2	1	1,168	single_family	7/16/2024	$ 510,000	$ 437
39	61 Mystic St Apt 5	1.4mi	1	1	561	condos	7/25/2024	$ 213,300	$ 380
40	61 Mystic St Apt 2	1.4mi	2	1	661	condos	7/25/2024	$ 249,900	$ 378
41	61 Mystic St Apt 15	1.4mi	2	1	661	condos	5/9/2024	$ 249,900	$ 378
42	61 Mystic St Apt 1	1.4mi	2	1	661	condos	7/25/2024	$ 241,600	$ 366
43	71 Mystic St Apt 18	1.4mi	2	1	661	condos	2/26/2024	$ 250,000	$ 378
44	28 West St	1.4mi	4	2.5	2,777	single_family	4/1/2024	$ 742,000	$ 267
45	24 Pinedale Ave	1.4mi	5	2.5	1,920	multi_family	7/18/2024	$ 713,000	$ 371
46	8 Piedmont St	1.4mi	3	1	1,354	single_family	5/20/2024	$ 385,000	$ 284
47	311 Pelham St	1.5mi	4	2.5	2,448	single_family	6/19/2024	$ 639,000	$ 261
48	3 Mystic St	1.5mi	4	1	1,484	single_family	3/28/2024	$ 410,000	$ 276
49	121 Pelham St Unit B	1.5mi	3	1.5	1,376	condos	5/8/2024	$ 475,000	$ 345
50	107 Pelham St	1.6mi	3	1	1,316	single_family	5/1/2024	$ 485,000	$ 369
51	30-32 Brown Ct	1.6mi	5	3	2,948	multi_family	5/26/2024	$ 729,000	$ 247
52	19 Harris St	1.8mi	4	2.5	2,464	single_family	5/22/2024	$ 780,000	$ 317
Average:								$ 544,846	$ 320

Financial Breakdown

Purchase Price	$ 375,000
Purchase Costs	$ 0
Repair Costs	$ 150,000
Holding Costs	$ 10,000
Total Capital Needed Total Capital Needed Includes all projects costs (except selling costs). Total Capital Needed Includes all projects costs (except selling costs).	$ 535,000
Financing	$ 0
Total Cash Needed Cash out of Pocket Shows rehabber's cash outlay. Cash out of Pocket Shows rehabber's cash outlay.	$ 535,000
Cash at Closing Cash at Closing This number includes down payment and loan points. Cash at Closing This number includes down payment and loan points.	$ 0
Cash During Flip Cash During Flip Shows the cash amount remaining to fund the Flip. Cash During Flip Shows the cash amount remaining to fund the Flip.	$ 535,000

Project Returns

Gross Rehab Profit	$ 170,000
Return on Investment	31.78 %
Annualized ROI	38.14 %
Internal Rate of Return	46.14 %

Timeline Assumptions

Rehab Period	8 months
Listing Period	2 months
Total Holding Period	10 months

There is no financing selected in this deal.

This charts shows the influence of leverage on Return on Investment (ROI). Purchase price is considered as the Value in the LTV ratio here. The calculation considers all buying, holding, repair and selling costs, purchase price, ARV and an interest-only loan with rate of 12.00% p.a.

Month	0	1	2	3	4	5	6	7	8	9	10
Purchase/Sale	$ -375,000										$ 750,000
Closing Costs											$ -45,000
Holding Costs		$ -1,000	$ -1,000	$ -1,000	$ -1,000	$ -1,000	$ -1,000	$ -1,000	$ -1,000	$ -1,000	$ -1,000
Rehab Draws		$ -18,750	$ -18,750	$ -18,750	$ -18,750	$ -18,750	$ -18,750	$ -18,750	$ -18,750
Cash Flow	$ -375,000	$ -19,750	$ -19,750	$ -19,750	$ -19,750	$ -19,750	$ -19,750	$ -19,750	$ -19,750	$ -1,000	$ 704,000

Sale Proceeds Breakdown

After Repair Value	$ 750,000
Cost of Sale Cost of Sale This includes agent commission and costs such as marketing, home warranty, attorney charges, title/escrow fees and other. Cost of Sale This includes agent commission and costs such as marketing, home warranty, attorney charges, title/escrow fees and other.	$ 45,000
Repair Costs	$ 150,000
Holding Costs (10 months) Holding Costs This includes costs such as utilities, maintenance, insurance, HOA dues, but loan interest is not included. Holding Costs This includes costs such as utilities, maintenance, insurance, HOA dues, but loan interest is not included.	$ 10,000
Financing Costs Financing This amount sums interest paid on any loans and capital partner funds plus loan points and costs. Financing This amount sums interest paid on any loans and capital partner funds plus loan points and costs.	$ 0
Purchase Purchase incl. Costs Sums up the purchase price and all associated closing costs, such as title/escrow fees, attorney fees, inspections, appraisal etc. Purchase incl. Costs Sums up the purchase price and all associated closing costs, such as title/escrow fees, attorney fees, inspections, appraisal etc.	$ 375,000
Net Rehab Profit	$ 170,000

Property Report: 11 Observatory Rd, Methuen FIX & FLIP

Property Report :

11 Observatory Rd, Methuen, MA 01844

Executive Summary

11 Observatory Rd, Methuen, MA 01844

Investment Summary

70% Rule

70% Rule

Financial Breakdown

Total Capital Needed

Total Capital Needed

Cash out of Pocket

Cash out of Pocket

Project Cost Breakdown

Property Description

Comparative Sales Analysis

$ 750,000

Property ARV

Financial Analysis

Financial Breakdown

Total Capital Needed

Total Capital Needed

Cash out of Pocket

Cash out of Pocket

Cash at Closing

Cash at Closing

Cash During Flip

Cash During Flip

Project Returns

Timeline Assumptions

Financing Overview

Cash Flow Forecast

Resale Analysis

Sale Proceeds Breakdown

Cost of Sale

Cost of Sale

Holding Costs

Holding Costs

Financing

Financing

Purchase incl. Costs

Purchase incl. Costs

Photos