10 Darren Dr · Raymond, NH 03077

$220,000

7 bd · 3.0 ba · 2,483 sqft · Other · 42 Days on market

Built 1978 1.07 ac lot ↓ 4% since listing

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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 +19.9/30.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• DSCR +6.3/10.0
• 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

Unique property offering exceptional potential for the right buyer. Set on a level 1.07-acre sandy lot, this rare opportunity includes three existing units, making it ideal for investment, redevelopment, or multi-generational living. Enjoy 140 feet of direct frontage on the Exeter River—perfect for boating, fishing, and a variety of water activities. The expansive lot is rich with natural beauty and wildlife, creating a peaceful, scenic setting. Additional features include several outbuildings and a detached garage, providing ample storage and flexibility.

Key facts

• Exeter river
• Three existing units
• Several outbuildings

Tags

• 1.07-ACRE SANDY LOT
• THREE EXISTING UNITS
• 140 FEET OF DIRECT FRONTAGE
• EXETER RIVER
• SEVERAL OUTBUILDINGS
• DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 7-bed/3.0-bath other listed at $220k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Recommended offer: $213k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 2.2% 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); Iber Holmes Gove Middle School (math 27% / reading 47%, grade F, #50 of 96 statewide, top 54%, 416 students, 20% FRL); Raymond High School (math 22% / reading 47%, grade F, #73 of 90 statewide, top 83%, 346 students, 12% FRL) — zoned schools at 17% 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.

Recommended offer $213,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.13% ✓
• Cap rate: 7.75%
• Cash-on-cash: 5.22%
• DSCR: 1.23
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -8.1%
• Equity multiple: 0.70×
• Total profit: $-18,456
• Equity at exit: $32,803

10-year hold

• IRR: 1.5%
• Equity multiple: 1.10×
• Total profit: $6,459
• Equity at exit: $19,022

Cash invested: $61,600 (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: 7.4×

Monthly cashflow live

• Estimated rent: $2,477 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$444 /mo · $5,322/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $268

Break-even live

Break-even rent $2,138

Max offer price $220,000

Occupancy floor 84%

Sensitivity live

Price	-10% $392	-5% $330	+0% $268	+5% $205	+10% $143
Rent	-10% $72	-5% $170	+0% $268	+5% $366	+10% $463
Rate	-1.0pp $379	-0.5pp $324	base $268	+0.5pp $211	+1.0pp $153

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-14
   status Pending 568-char remark

   Show marketing remark (568 chars)

   Unique property offering exceptional potential for the right buyer. Set on a level 1.07-acre sandy lot, this rare opportunity includes three existing units, making it ideal for investment, redevelopment, or multi-generational living. Enjoy 140 feet of direct frontage on the Exeter River—perfect for boating, fishing, and a variety of water activities. The expansive lot is rich with natural beauty and wildlife, creating a peaceful, scenic setting. Additional features include several outbuildings and a detached garage, providing ample storage and flexibility.

2. 2026-05-12
   historical Active with Contract 568-char remark

   Show marketing remark (568 chars)

   Unique property offering exceptional potential for the right buyer. Set on a level 1.07-acre sandy lot, this rare opportunity includes three existing units, making it ideal for investment, redevelopment, or multi-generational living. Enjoy 140 feet of direct frontage on the Exeter River—perfect for boating, fishing, and a variety of water activities. The expansive lot is rich with natural beauty and wildlife, creating a peaceful, scenic setting. Additional features include several outbuildings and a detached garage, providing ample storage and flexibility.

3. 2026-05-09
   price $220,000 568-char remark

   Show marketing remark (568 chars)

   Unique property offering exceptional potential for the right buyer. Set on a level 1.07-acre sandy lot, this rare opportunity includes three existing units, making it ideal for investment, redevelopment, or multi-generational living. Enjoy 140 feet of direct frontage on the Exeter River—perfect for boating, fishing, and a variety of water activities. The expansive lot is rich with natural beauty and wildlife, creating a peaceful, scenic setting. Additional features include several outbuildings and a detached garage, providing ample storage and flexibility.

4. 2026-04-02
   listed $230,000 Active 568-char remark

   Show marketing remark (568 chars)

   Unique property offering exceptional potential for the right buyer. Set on a level 1.07-acre sandy lot, this rare opportunity includes three existing units, making it ideal for investment, redevelopment, or multi-generational living. Enjoy 140 feet of direct frontage on the Exeter River—perfect for boating, fishing, and a variety of water activities. The expansive lot is rich with natural beauty and wildlife, creating a peaceful, scenic setting. Additional features include several outbuildings and a detached garage, providing ample storage and flexibility.

ⓘ 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: $5,322 · $444/mo
• Projected year-2 tax: $5,322 · $444/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,721
• − Mortgage interest: −$12,323
• − Property taxes: −$5,322
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,378
• − Management: −$2,378
• − Depreciation: −$6,400
• Taxable loss: −$180
• Est. tax savings @ 24.0%: +$43
• After-tax cash flow: $3,256/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

-4.3% since first listed

4 events — show timeline

• 2026-05-14 Pending — PrimeMLS
• 2026-05-12 Contingent — PrimeMLS
• 2026-05-09 Price Changed $220,000 PrimeMLS
• 2026-04-02 Listed $230,000 PrimeMLS

Property tax history

+4.6%/yr

Latest (2024): $5,322 · +5.7% YoY. Source: county tax records.