4 Robbins St · Hinsdale, NH 03451

$35,000

2 bd · 1.0 ba · 852 sqft · Manufactured public records · 31 Days on market

Built 1986 1.00 ac lot Est $69k · 49% under $610/mo HOA · 50% of rent

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Why this score? — see what drove the A- 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 +26.3/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• Appreciation +10.0/10.0
• DSCR +8.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

This affordable home is convenient to Keen and Brattleboro and is a corner lot providing a little extra privacy. The nicely sized porch provides shade and entertaining space while the interior provides open living between the kitchen/dining/living areas. The primary bedroom features great closet space and the one level living is very handy for those that don't like stairs. Other bonuses are a newer furnace, newer oil tank, metal roof and recent flooring updates.

Key facts

• Natural light
• Abundant cabinetry
• Sun-filled kitchen

Tags

• SUN-FILLED KITCHEN
• LARGE CENTER ISLAND COOKTOP
• ABUNDANT CABINETRY
• OVERSIZED LIVING ROOM
• NATURAL LIGHT
• INVITING PORCH

Property features AI

Finance

• HOA & community: Monthly park/lot fee of 610 (includes plowing, trash, water, park rent); One-time park fees listed (examples: 610 and 595)

Exterior

• Parking: Paved driveway
• Utilities: Public water; Private sewer; Circuit breaker electrical service; DSL and high-speed internet available; Telephone available
• Home design: Manufactured single-wide home; Beige exterior; Metal roof; Built in 1986; Manufacturer: Skyline, model 8116; Structure: Steel frame
• Construction: Steel frame construction; Metal roof; Manufactured home
• Exterior features: Corner lot; Leased lot; Level site; Paved driveway

Interior

• Kitchen: Cooktop - Gas; Wall oven; Exhaust hood; Dishwasher
• Bedrooms: Master bedroom (first level); Additional bedroom (first level); One other room that can serve as a bedroom or flexible space (first level)
• Bathrooms: One full bathroom (first level)
• Heating & cooling: Kerosene heat; Hot air heating
• Interior features: Five total rooms; Living room
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $35k.

Deal economics

• At list price, monthly cash flow is $90 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $34k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 1.8% in Hinsdale — 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 64/100 on livability (#81 in NH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety D, crime F.
• Hinsdale School District (rural): math 22% / reading 34% proficiency, ranked #88 of 98 in NH (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Hinsdale Elementary School (math 22% / reading 32%, grade F, #219 of 263 statewide, top 86%, 248 students, 39% FRL) — zoned schools at 39% FRL track the district average.
• Market conditions: 25 active listings in the ZIP; 166 units permitted in Cheshire County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($242 loan paydown + $4k appreciation (10.0% local appreciation)).
• Cheshire County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 12y 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.

Risks & watch-outs

• Watch-outs: HOA is 50% of rent.

Recommended offer $33,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 3.50% ✓
• Cap rate: 9.39%
• Cash-on-cash: 11.06%
• DSCR: 1.49
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $69,012
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
48 Robbins St	0.22mi	2/1.0	832 (-2%)	1mo	$52,200	$63	85
7 Robbins St	0.03mi	3/1.5 (+1)	924 (+8%)	1mo	$75,000	$81	76
50 Robbins St	0.23mi	2/1.0	924 (+8%)	6mo	$115,000	$124	70
25 Cedar St	0.11mi	2/2.0	924 (+8%)	22mo	$80,000	$87	59
16 Robbins St	0.07mi	3/1.0 (+1)	938 (+10%)	20mo	$61,000	$65	58

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.8%
• Equity multiple: 3.57×
• Total profit: $25,225
• Equity at exit: $31,531

10-year hold

• IRR: 28.6%
• Equity multiple: 8.20×
• Total profit: $70,573
• Equity at exit: $67,997

Cash invested: $9,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 56 Moderately Landlord-Leaning
• State New Hampshire: 56 Moderately Landlord-Leaning · D+1
• County: — inherits STATE
• City: — inherits STATE

Has just-cause statute; 30-day notice; landlord-leaning vs. neighbors.

Methodology + full state rankings →

ZIP-level market 03451

• Home prices YoY: 7.2%
• Active inventory: 25
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,225 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$69 /mo · $833/yr
• Insurance: −$15
• HOA: −$610
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $90

Break-even live

Break-even rent $1,111

Max offer price $35,000

Occupancy floor 88%

Sensitivity live

Price	-10% $110	-5% $100	+0% $90	+5% $80	+10% $71
Rent	-10% $-6	-5% $42	+0% $90	+5% $139	+10% $187
Rate	-1.0pp $108	-0.5pp $99	base $90	+0.5pp $81	+1.0pp $72

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $610 · $7,320/yr

Listing history 32 events

1. 2026-06-18
   days on market $35,000 Active 31 DOM
2. 2026-06-17
   days on market $35,000 Active 30 DOM
3. 2026-06-16
   days on market $35,000 Active 29 DOM
4. 2026-06-15
   days on market $35,000 Active 28 DOM
5. 2026-06-14
   days on market $35,000 Active 26 DOM
6. 2026-06-13
   days on market $35,000 Active 25 DOM
7. 2026-06-10
   days on market $35,000 Active 23 DOM
8. 2026-06-09
   days on market $35,000 Active 22 DOM
9. 2026-06-08
   days on market $35,000 Active 21 DOM
10. 2026-06-07
    days on market $35,000 Active 20 DOM
11. 2026-06-05
    days on market $35,000 Active 17 DOM
12. 2026-06-03
    days on market $35,000 Active 16 DOM
13. 2026-06-02
    days on market $35,000 Active 15 DOM
14. 2026-06-01
    days on market $35,000 Active 14 DOM
15. 2026-05-31
    days on market $35,000 Active 13 DOM
16. 2026-05-31
    days on market $35,000 Active 12 DOM
17. 2026-05-18
    listed $35,000 Active
18. 2024-02-20
    soldstatus $55,000 Closed 466-char remark

    Show marketing remark (466 chars)

    This affordable home is convenient to Keen and Brattleboro and is a corner lot providing a little extra privacy. The nicely sized porch provides shade and entertaining space while the interior provides open living between the kitchen/dining/living areas. The primary bedroom features great closet space and the one level living is very handy for those that don't like stairs. Other bonuses are a newer furnace, newer oil tank, metal roof and recent flooring updates.

19. 2024-02-01
    historical Active with Contract 466-char remark

    Show marketing remark (466 chars)

    This affordable home is convenient to Keen and Brattleboro and is a corner lot providing a little extra privacy. The nicely sized porch provides shade and entertaining space while the interior provides open living between the kitchen/dining/living areas. The primary bedroom features great closet space and the one level living is very handy for those that don't like stairs. Other bonuses are a newer furnace, newer oil tank, metal roof and recent flooring updates.

20. 2023-12-28
    status Active 466-char remark

    Show marketing remark (466 chars)

    This affordable home is convenient to Keen and Brattleboro and is a corner lot providing a little extra privacy. The nicely sized porch provides shade and entertaining space while the interior provides open living between the kitchen/dining/living areas. The primary bedroom features great closet space and the one level living is very handy for those that don't like stairs. Other bonuses are a newer furnace, newer oil tank, metal roof and recent flooring updates.

21. 2023-12-05
    historical Active with Contract 466-char remark

    Show marketing remark (466 chars)

    This affordable home is convenient to Keen and Brattleboro and is a corner lot providing a little extra privacy. The nicely sized porch provides shade and entertaining space while the interior provides open living between the kitchen/dining/living areas. The primary bedroom features great closet space and the one level living is very handy for those that don't like stairs. Other bonuses are a newer furnace, newer oil tank, metal roof and recent flooring updates.

22. 2023-10-24
    status Active 466-char remark

    Show marketing remark (466 chars)

    This affordable home is convenient to Keen and Brattleboro and is a corner lot providing a little extra privacy. The nicely sized porch provides shade and entertaining space while the interior provides open living between the kitchen/dining/living areas. The primary bedroom features great closet space and the one level living is very handy for those that don't like stairs. Other bonuses are a newer furnace, newer oil tank, metal roof and recent flooring updates.

23. 2023-10-18
    historical 466-char remark

    Show marketing remark (466 chars)

    This affordable home is convenient to Keen and Brattleboro and is a corner lot providing a little extra privacy. The nicely sized porch provides shade and entertaining space while the interior provides open living between the kitchen/dining/living areas. The primary bedroom features great closet space and the one level living is very handy for those that don't like stairs. Other bonuses are a newer furnace, newer oil tank, metal roof and recent flooring updates.

24. 2023-09-11
    listed $55,000 Active 466-char remark

    Show marketing remark (466 chars)

    This affordable home is convenient to Keen and Brattleboro and is a corner lot providing a little extra privacy. The nicely sized porch provides shade and entertaining space while the interior provides open living between the kitchen/dining/living areas. The primary bedroom features great closet space and the one level living is very handy for those that don't like stairs. Other bonuses are a newer furnace, newer oil tank, metal roof and recent flooring updates.

25. 2021-06-11
    soldstatus $18,000 Closed 687-char remark

    Show marketing remark (687 chars)

    What a wonderful spot for aging in place. One level living with a nice large kitchen, center island cooktop, lots and lots of cabinets for tons of storage. Front end kitchen with windows looking out on the corner lot! Great side porch for lazy days, and lovely level yard for gardening or pets. Big living room with windows on both sides for ventilation. This home needs TLC, thus the pricing. Home needs finish painting, flooring, bath and kitchen work. Park is providing list of required improvements, lots of new parts on the furnace. Needs replacement oil tank or go for new propane furnace and hook it up. Buyer must be park approved before purchase. Park fee is $505.00 per month.

26. 2021-05-17
    status Pending 687-char remark

    Show marketing remark (687 chars)

    What a wonderful spot for aging in place. One level living with a nice large kitchen, center island cooktop, lots and lots of cabinets for tons of storage. Front end kitchen with windows looking out on the corner lot! Great side porch for lazy days, and lovely level yard for gardening or pets. Big living room with windows on both sides for ventilation. This home needs TLC, thus the pricing. Home needs finish painting, flooring, bath and kitchen work. Park is providing list of required improvements, lots of new parts on the furnace. Needs replacement oil tank or go for new propane furnace and hook it up. Buyer must be park approved before purchase. Park fee is $505.00 per month.

27. 2021-04-28
    status Active 687-char remark

    Show marketing remark (687 chars)

    What a wonderful spot for aging in place. One level living with a nice large kitchen, center island cooktop, lots and lots of cabinets for tons of storage. Front end kitchen with windows looking out on the corner lot! Great side porch for lazy days, and lovely level yard for gardening or pets. Big living room with windows on both sides for ventilation. This home needs TLC, thus the pricing. Home needs finish painting, flooring, bath and kitchen work. Park is providing list of required improvements, lots of new parts on the furnace. Needs replacement oil tank or go for new propane furnace and hook it up. Buyer must be park approved before purchase. Park fee is $505.00 per month.

28. 2021-04-27
    status Pending 687-char remark

    Show marketing remark (687 chars)

    What a wonderful spot for aging in place. One level living with a nice large kitchen, center island cooktop, lots and lots of cabinets for tons of storage. Front end kitchen with windows looking out on the corner lot! Great side porch for lazy days, and lovely level yard for gardening or pets. Big living room with windows on both sides for ventilation. This home needs TLC, thus the pricing. Home needs finish painting, flooring, bath and kitchen work. Park is providing list of required improvements, lots of new parts on the furnace. Needs replacement oil tank or go for new propane furnace and hook it up. Buyer must be park approved before purchase. Park fee is $505.00 per month.

29. 2021-04-06
    listed $22,000 Active 687-char remark

    Show marketing remark (687 chars)

    What a wonderful spot for aging in place. One level living with a nice large kitchen, center island cooktop, lots and lots of cabinets for tons of storage. Front end kitchen with windows looking out on the corner lot! Great side porch for lazy days, and lovely level yard for gardening or pets. Big living room with windows on both sides for ventilation. This home needs TLC, thus the pricing. Home needs finish painting, flooring, bath and kitchen work. Park is providing list of required improvements, lots of new parts on the furnace. Needs replacement oil tank or go for new propane furnace and hook it up. Buyer must be park approved before purchase. Park fee is $505.00 per month.

30. 2017-11-20
    price $22,500
31. 2015-02-10
    soldstatus $18,000
32. 2014-05-20
    listed $15,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NH · Partial reset (capped growth)

• Current annual tax: $833 · $69/mo
• Projected year-2 tax: $833 · $69/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $14,702
• − Mortgage interest: −$1,961
• − Property taxes: −$833
• − Insurance: −$175
• − Repairs & maintenance: −$1,176
• − Management: −$1,176
• − HOA: −$7,320
• − Depreciation: −$1,018
• Taxable income: $1,043
• Est. tax owed @ 24.0%: −$250
• After-tax cash flow: $834/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: Hinsdale School District
• NCES district ID: 3303780
• Math proficiency: 22% ▼ -15.00%
• Reading proficiency: 34% ▼ -8.00%
• Median HH income: $49,341
• Composite: 24.44/100
• National rank: #7672
• State rank: #88 of 98 in NH

Livability — Hinsdale

• Score: 64/100
• State rank: #81
• US rank: #14640

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment C- Housing A+ Health & safety D User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,987

Population outlook (Cheshire County) Hauer SSP2

• Today (2025): 74,613 people
• By 2030: 72,495 · -2.8%
• By 2040: 66,778 · -10.5%
• By 2050: 60,963 · -18.3%
• By 2075: 49,511 · -33.6%
• By 2100: 39,687 · -46.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 4%
• Common ancestry: Lithuanian 10% Subsaharan African 4% Scotch-Irish 3%
• Foreign-born: 0%

Political lean MEDSL · Cheshire

• 2024 margin: Lean D (+9.8) · D 54.4% · R 44.6% · Other 1.1%
• 2008→2024 swing: -17.8pp toward R · 2008: 27.6pp · 2024: 9.8pp
• All cycles: 2024: D+9.8 2020: D+17.2 2016: D+12.6 2012: D+24.8 2008: D+27.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 24.91%
• Current HPI: 371.6177
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+133.3% since first listed

16 events — show timeline

• 2026-05-18 Listed $35,000 PrimeMLS
• 2024-02-20 Sold (MLS) $55,000 PrimeMLS
• 2024-02-01 Contingent — PrimeMLS
• 2023-12-28 Relisted — PrimeMLS
• 2023-12-05 Contingent — PrimeMLS
• 2023-10-24 Relisted — PrimeMLS
• 2023-10-18 Delisted — PrimeMLS
• 2023-09-11 Listed $55,000 PrimeMLS
• 2021-06-11 Sold (MLS) $18,000 PrimeMLS
• 2021-05-17 Pending — PrimeMLS
• 2021-04-28 Relisted — PrimeMLS
• 2021-04-27 Pending — PrimeMLS
• 2021-04-06 Listed $22,000 PrimeMLS
• 2017-11-20 Price Changed $22,500 PrimeMLS
• 2015-02-10 Sold (MLS) $18,000 PrimeMLS
• 2014-05-20 Listed $15,000 PrimeMLS

Property tax history

+6.9%/yr

Latest (2025): $833 · +6.1% YoY. Source: county tax records.