City of Methuen Master Plan

Methuen Master Plan 2007
• Methuen had an estimated 2005 population base of 45,476 which represents an increase of 1,687
(3.9%) since 2000;
• Between 2000 and 2005, the 55 to 64 (1,022 residents or 29%), 15 to 24 (816 residents or 17%),
and 45 to 54 (649 residents or 11%) age cohorts experienced the largest growth;
• Median household income in Methuen in 2005 was estimated at $54,035 representing an increase
of 8.9% since 2000 - approximately half of the growth in the Consumer Price Index (18%) over
the same time period indicating that household incomes in Methuen were not keeping pace with
the rate of inflation;
• Methuen had a housing unit base of 16,885 in 2000, of which 16,532 were occupied. Of the
occupied housing base, 72% (11,881) were owner-occupied units;
• Between 2000 and 2005 building permits were issued for 1,089 housing units bringing the
current estimated total base to 17,974 units. Approximately 48% (517 units) of the units
permitted were single family structures, with another 48% (518 units) being multi-family units
and 2% (54 units) duplexes;
• Approximately 2,560 households in 2005 would be income eligible for rental assistance based on
the income criteria of the Lawrence PMSA representing about 15% of all households in
Methuen. An estimated 2,050 households would qualify for family, or non-elderly (less than 65
years) housing, while the remaining 510 would be elderly (65 years or older);
• Assuming an average single-family home value of $300,000, household income would have to be
in the $80,000 to $100,000 range to support this level, depending on the downpayment and
typical financial criteria – $26,000 to $46,000 more than the 2005 median household income
estimate in Methuen.
• Based on the findings presented in this chapter, a number of conclusions can be drawn relative
to Methuen’s housing position:
o Based on the number of households most in need of housing (estimated at 1,310 or
7.9% of Methuen’s household base), Methuen’s supply of affordable housing (at 1,546
units) is meeting the need;
o The Massachusetts Department of Housing and Community Development (DHCD)
maintains documentation of individual communities’ progress toward meeting the State’s
10% goal for the provision of affordable housing under M.G.L. Chapter 40B. Although
there are units in Methuen which are affordable without subsidies, only the units which
receive direct subsidies from the State or Federal government are counted toward the
10% goal. According to DHCD and the City of Methuen Community Development
Department, Methuen has 1,546 Chapter 40B units, representing 9.2% of the city’s total
housing stock. By the State government’s measure, the City is close, but is not meeting
its share of affordable housing and should add another 139 units to meet the 10% goal.
It should be noted that this 10% target and/or the base of housing units (currently
measured by the number of year round units in 2000) may change in the future;
• Based on the estimated 2,560 households that could be income eligible for housing rental
assistance, at least another 1,000 units may need to be added Methuen’s housing stock in order
to satisfy demand.
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