Eviction leads in Essex County, Massachusetts: mill-city multi-families and North Shore landlords
Essex County, north of Boston, has about 813,000 residents and a median home value near $619,000 in recent Census estimates, with about 63% of homes owner-occupied. The county mixes former mill cities such as Lawrence, Lynn and Haverhill, where two- and three-family homes dominate, with coastal and suburban towns such as Salem, Beverly, Marblehead and Andover.
Many multi-family buildings in the mill cities are owned by small landlords who live on site or inherited the property. Massachusetts eviction rules, lead paint duties and the age of the housing stock make turnovers costly. In Salem, seasonal tourism adds a short-term rental angle. This guide compares the county’s markets, walks through deal math and shows how to work eviction leads fairly.
Essex County ZIP codes for eviction leads
Recent Census estimates show medians from about $403,000 to about $942,000 across these ZIPs.
Marblehead 01945, Andover 01810 and Newburyport 01950
Medians near $834,000 to $942,000 and owner-occupancy near 77% to 85%, with few rentals.
North Andover 01845, Ipswich 01938 and Beverly 01915
Medians near $650,000 to $746,000 and owner-occupancy near 59% to 74%.
Peabody 01960, Saugus 01906 and Gloucester 01930
Medians near $601,000 to $603,000 and owner-occupancy near 64% to 72%.
Salem 01970 and Methuen 01844
Medians near $500,000 to $543,000. Salem has owner-occupancy near 50% and many seasonal and student rentals.
Lynn 01902, 01904 and 01905
Medians near $478,000 to $561,000 and owner-occupancy near 37% to 82%, from multi-family neighborhoods to the Lynnfield border.
Lawrence 01841 and 01843, Haverhill 01830 and 01832
Medians near $403,000 to $467,000 and owner-occupancy near 31% to 61%, with many older multi-family homes.
ZIP medians are recent Census estimates. Use recent sales of similar unit counts to set every offer.
Running the numbers on a Lynn two-family after an eviction
Run the numbers before you make an offer. Older multi-family homes often need heating, electrical, porches and lead work after a difficult tenancy. Start with the after-repair value for similar buildings, then subtract the purchase price, repairs and holding and selling costs.
Profit = After-repair value − Purchase + repairs + holding and selling costs
All figures are illustrative. Local costs vary widely.
Commuter demand helps. Commuter rail and bus links to Boston keep demand steady for renovated multi-family homes in Lynn, Salem and Haverhill.
Two units, two kitchens
Repairs cost more than on a single-family home.
Lead work is common
Get a lead inspection early.
Time costs money
Court timelines raise holding costs.
Track your results
Measure cost per deal by city.
How Massachusetts evictions work in Essex County
This is a general overview, not legal advice. Massachusetts procedures are detailed and can change. Landlords should consult a Massachusetts attorney before acting. Owner-occupant landlords often live upstairs from the unit in dispute, which makes a long case especially stressful and a clean sale especially appealing.
Notice to quit
Most cases begin with a written notice to quit. For unpaid rent, tenants often have a right to cure within set limits.
- Notice to quit
- Right to cure
Small notice errors can restart a case.
Northeast Housing Court
Essex County cases are generally heard by the Northeast session of the Massachusetts Housing Court. Tenants can raise defenses tied to property conditions, and mediation is common.
- Northeast session
- Mediation
Fix code issues before filing when possible.
Execution and move-out
If the landlord wins, the court issues an execution for possession that a sheriff or constable carries out after notice.
- Execution
- Sheriff
Only officers carry out removal.
Lead paint and fair dealing
Massachusetts requires lead hazard removal in pre-1978 rentals when a child under six lives there. Investors should respect tenants’ rights, deal honestly with landlords and follow federal and Massachusetts rules for calls and texts.
Fair dealing protects everyone and your reputation.
Questions to ask an Essex County landlord
- 1How many units are in the building?
- 2Do you live on site?
- 3Is there a lead compliance letter?
- 4Is the eviction finished or pending?
- 5What are the current rents and leases?
- 6What do you need to walk away with?
How to work Essex County eviction leads
- 1
Pull new filings regularly
Match Northeast Housing Court filings to property records and focus on owners of two- to four-unit buildings in Lynn, Lawrence, Haverhill and Salem.
- 2
Research before you reach out
Confirm ownership, liens, rents, lead compliance, code violations and whether the case is finished or pending.
- 3
Follow up with care
Use mail and compliant calls and texts. Scrub numbers against do-not-call lists, get consent where required and never interfere with a case or contact tenants about it.
Checklist
- Verify ownership
- Check case status
- Review rent roll
- Check lead compliance
- Inspect every unit
- Get legal advice
See also eviction leads in Suffolk County and probate investing in Essex County.
Essex County in numbers
Essex County has about 813,000 residents, a median home value near $619,000 and a median household income around $102,000 in recent Census estimates, with about 63% of homes owner-occupied, about 56% single-unit homes and vacancy near 5%.
Healthcare, manufacturing, tourism, education and Boston commuters support demand.
Lawrence, Lynn and Haverhill have large stocks of older multi-family homes.
Salem’s tourism season and colleges add seasonal and student rentals.
Many rentals predate 1978, so Massachusetts lead paint rules often apply.
- Ignore lead and code issues
- Skip lease review
- Cold-call without scrubbing
- Check lead and code status
- Read every lease
- Follow call and text rules
Related resources
What Essex County buyers, renters and landlords search for
Searches for an Essex County registry of deeds draw about 3,600 a month, though that total includes Essex County, New Jersey. Homes for sale in Beverly draw about 1,900.
North Shore cities draw buyers
Salem draws about 1,300 searches a month, Haverhill and Methuen about 1,000 each and Peabody about 880.
Mill cities have steady demand
Lynn draws about 590 searches a month and apartments for rent in Lynn about 320.
Landlords use the court
Northeast Housing Court draws about 260 searches a month.
- 1Essex County registry of deedsAbout 3,600
- 2Homes for sale Beverly MAAbout 1,900
- 3Homes for sale Salem MAAbout 1,300
- 4Homes for sale Haverhill MAAbout 1,000
- 5Homes for sale Methuen MAAbout 1,000
- 6Homes for sale Peabody MAAbout 880
- 7Homes for sale Lynn MAAbout 590
- 8Northeast Housing CourtAbout 260
How investors can use this data
Turn filings into fair offers:
Search volumes are approximate. Figures are recent monthly estimates and change over time. Use them to understand interest, not as exact counts.
ForeclosuresDaily.com hosts monthly webinars with investors such as Carolynn Castillo, who share how they find and evaluate deals.
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Eviction leads in Essex County, Massachusetts: FAQ
Short general answers. This is not legal advice. Tap a question to open it.
QWhich court hears Essex County evictions?Yes
Generally the Northeast session of the Massachusetts Housing Court.
QWhere are most rentals?
Lawrence, Lynn, Haverhill and Salem.
QDoes lead paint law affect rentals?
Yes, in pre-1978 rentals where a child under six lives.
QCan I call and text landlords?Yes
Only within federal and Massachusetts rules. Scrub lists and get consent where required.
QWhich ZIP has the highest median?
Marblehead, 01945, at about $942,000.
QDo leases end when a property sells?
Generally no. Buyers usually take the property subject to existing leases.
Want Essex County eviction leads? Tell us your target cities and ZIP codes and we will help you choose landlord leads.
Reach Essex County landlords first
In the North Shore’s mill cities, eviction filings show which small multi-family landlords may be ready to sell. Investors who understand Massachusetts rules and approach owners with fair offers find deals others miss.
ForeclosuresDaily.com supplies eviction, probate, preforeclosure and absentee owner leads across Essex County and Massachusetts. Explore our lead products.