68 Barberry Ln · Raymond, NH 03077

$190,000

2 bd · 2.0 ba · 924 sqft · Manufactured public records · 1 Days on market

Built 2017

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Why this score? — see what drove the C- 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 +20.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +4.8/10.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Good Life begins at home in this 6 years young, beautiful manufactured home. Nothing to do but move in as this home is turnkey and located in Tranquility Estates Cooperative. This home Features 2 bedrooms, 2 baths and laundry facilities. The kitchen has plenty of cabinetry to hold all your pots, pans and collectibles. The innovative floor plan of this home offers more privacy with a bedroom at each end of the home. Just a short drive to shopping, dining and major roadways. Only 20 minutes to Manchester and 35 minutes to Portsmouth. A total of 2 dogs and 2 cats are allowed. Any dog with a history of aggressivebehavior or biting is prohibited. Co-op approval required. * * * Offers due by 6/18/2023 @ 5:00pm

Key facts

• Ample counter space
• Spacious kitchen
• Abundant cabinetry

Tags

• OPEN-CONCEPT FLOOR PLAN
• SPACIOUS KITCHEN
• ABUNDANT CABINETRY
• AMPLE COUNTER SPACE
• BRIGHT AND AIRY LIVING ROOM
• PRIVATE RETREAT

Property features AI

Finance

• HOA & community: Community trash removal; Mobile park approval and co-op membership in Tranquility Estates

Exterior

• Parking: Paved driveway
• Utilities: Public water on site; Septic with leach field (shared); 100 amp electrical service with circuit breakers; LP (propane) gas; Fiber optic internet
• Home design: Manufactured / mobile home; Beige exterior; Entry facing information not provided
• Construction: Vinyl siding; Asphalt shingle roof; Built in 2017
• Exterior features: Leased, level lot; Paved driveway; Private paved road frontage

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Propane forced-air heating
• Interior features: 4 total rooms; Carpet and laminate flooring
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $190k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (1.7% below list).
• Recommended offer: $187k (1.7% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 2.1% in Raymond — 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 67/100 on livability (#63 in NH) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A, health & safety A; Watch: amenities F, commute F.
• Raymond School District (suburban): math 27% / reading 45% proficiency, ranked #72 of 98 in NH (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lamprey River Elementary School (math 27% / reading 32%, grade F, #201 of 263 statewide, top 82%, 364 students, 20% FRL) — zoned schools at 20% FRL track the district average.
• Market conditions: 69 active listings in the ZIP; 1,276 units permitted in Rockingham County in 2024 (593 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y ago; this cycle's ask is 74% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $115k; list at $190k implies a 65% gain — meaningful room to come down on a strong offer.

Recommended offer $186,723 (1.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.98% ✗
• Cap rate: 7.91%
• Cash-on-cash: 5.79%
• DSCR: 1.26
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $124,740
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
39 Old Cart Rd	0.14mi	2/1.0	924 (0%)	10mo	$170,000	$184	82
3 Pinewood Cv	0.05mi	2/1.0	964 (+4%)	24mo	$130,000	$135	66
25 Old Cart Rd	0.14mi	2/1.0	970 (+5%)	22mo	$78,000	$80	62
1 Old Cart Rd	0.27mi	3/1.0 (+1)	879 (-5%)	10mo	$74,500	$85	62
102 Boxwood Ln	0.05mi	3/1.5 (+1)	792 (-14%)	11mo	$215,000	$271	57

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

Projected returns pro-forma

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

5-year hold

• IRR: -7.4%
• Equity multiple: 0.73×
• Total profit: $-14,462
• Equity at exit: $28,330

10-year hold

• IRR: 2.2%
• Equity multiple: 1.16×
• Total profit: $8,347
• Equity at exit: $16,428

Cash invested: $53,200 (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 03077

• Home prices YoY: -30.0%
• Active inventory: 69
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,867 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$143 /mo · $1,713/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $257

Break-even live

Break-even rent $1,542

Max offer price $190,000

Occupancy floor 81%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-17
   status $190,000 Active 1 DOM
2. 2026-06-16
   remarks 693-char remark
3. 2026-06-16
   listed $190,000 Coming Soon 1 DOM

ⓘ 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: $1,713 · $143/mo
• Projected year-2 tax: $2,928 · $244/mo
• Expected delta: +$1,214/yr (+$101/mo · 70.9%)

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

Taxation est. · year 1

• Rental income: $22,407
• − Mortgage interest: −$10,643
• − Property taxes: −$1,713
• − Insurance: −$950
• − Repairs & maintenance: −$1,793
• − Management: −$1,793
• − Depreciation: −$5,527
• Taxable loss: −$12
• Est. tax savings @ 24.0%: +$3
• After-tax cash flow: $3,085/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: Raymond School District
• NCES district ID: 3305880
• Math proficiency: 27% ▼ -14.00%
• Reading proficiency: 45% ▼ -5.00%
• Median HH income: $63,500
• Composite: 32.4/100
• National rank: #5729
• State rank: #72 of 98 in NH

Livability — Raymond

• Score: 67/100
• State rank: #63
• US rank: #10832

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,837

Population outlook (Rockingham County) Hauer SSP2

• Today (2025): 316,118 people
• By 2030: 320,929 · +1.5%
• By 2040: 323,358 · +2.3%
• By 2050: 314,977 · -0.4%
• By 2075: 297,686 · -5.8%
• By 2100: 256,363 · -18.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 6% Hispanic / Latino 5% Black 4% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Lithuanian 12% Romanian 6% Slovak 4%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · French/Haitian/Cajun 3% Spanish 2% Other Indo-European 1%

Political lean MEDSL · Rockingham

• 2024 margin: Toss-up / Even · D 48.3% · R 50.8%
• 2008→2024 swing: -3.5pp toward R · 2008: 1.1pp · 2024: -2.4pp
• All cycles: 2024: R+2.4 2020: D+2.1 2016: R+5.8 2012: R+4.5 2008: D+1.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -129.11%
• Current HPI: 301.4856
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+141.1% since first listed

8 events — show timeline

• 2026-06-15 Coming Soon $190,000 PrimeMLS
• 2023-07-14 Sold (MLS) $115,000 PrimeMLS
• 2023-06-19 Contingent — PrimeMLS
• 2023-06-16 Price Changed $109,900 PrimeMLS
• 2023-06-15 Listed $109,000 PrimeMLS
• 2018-06-21 Sold (MLS) $75,000 PrimeMLS
• 2018-06-01 Pending — PrimeMLS
• 2018-05-16 Listed $78,800 PrimeMLS

Property tax history

+17.6%/yr

Latest (2024): $1,713 · +5.7% YoY. Source: county tax records.