10 Darren Dr

Raymond, NH 03077

$220,000C-

7 bd · 3.0 ba · 2,483 sqft · Built 1978 · Other · Pending · 42 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $2,477/mo
• Mortgage (P&I): −$1,154
• Tax + insurance: −$535
• HOA: −$0
• Vac / Maint / Mgmt: −$520
• Net cashflow: $268/mo
• Annual: $3,213/yr
• Cap rate: 7.75%
• Cash-on-cash: 5.22%
• DSCR: 1.23
• 1% rule: 1.13%
• Cash to close: $61,600

Investor read

• This is a 7-bed/3.0-bath other listed at $220k.
• 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).
• It's been on market 42 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $213k (3.0% below list) — sets the bar for market timing.
• 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.
• 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).
• 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.

Questions for listing agent

• 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?
• Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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.
• 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.
• 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.