Notwithstanding any general or special law to the contrary the board of appeals of the town of Wareham, in the determination whether low or moderate income housing exists in the town of Wareham in excess of ten percent of the housing units reported in the most recent federal decennial census so that requirements or regulations imposed by said board of appeals in a permit after comprehensive hearing shall be deemed consistent with local needs, shall count as low or moderate income housing units manufactured housing units in manufactured housing communities; provided:

(1)That each qualifying manufactured housing unit has a fair cash value of no more than $100,000 and is subject to no outstanding board of health citations;

(2)That the total of (a) the average annual rent for a housing site in which a manufactured housing unit is located; (b) an annual financing cost for a new manufactured housing unit costing $100,000 at a then current interest rate charged by an area lender to a credit-worthy borrower; and (c) the annual cost of utilities, not included in rent, for a manufactured housing unit in the northeast region, estimated by a manufacturer, trade association or other reliable source, is affordable to a one person household at no more than 80% of area median income, as determined by the federal Department of Housing and Urban Development, paying no more than 30% of income for these expenses; and

(3)That the median income for a household in the census tract in which the manufactured housing community is located, as computed in the most recent federal decennial census, is less than 80% of area median income, as computed by the federal Department of Housing and Urban Development.