84 Caddy Dr · Derry, NH 03079

$270,000

2 bd · 1.0 ba · 672 sqft · Manufactured public records · 30 Days on market

Built 2025 $500/mo HOA · 22% of rent

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Why this score? — see what drove the D- 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 +8.0/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +4.0/5.0
• 1% rule +3.5/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

WHAT A CUTE LITTLE HOME THIS WILL BE WITH A LITTLE BIT OF LOVE! 2 Bedroom Manufactured Home with sliders to 3 season room could be additional living space. Washer & Dryer hookups in full bath. New windows. Property has been previously weatherized.

Key facts

• Utility room
• Abundant cabinetry
• Oversized windows

Tags

• ABUNDANT CABINETRY
• GENEROUS COUNTER SPACE
• BRIGHT AND AIRY LIVING AREA
• OVERSIZED WINDOWS
• UTILITY ROOM
• WASHER AND DRYER HOOKUPS

Property features AI

Finance

• HOA & community: Monthly park fee of $500; One-time fee of $200; Fees include landscaping, sewer, water, and park fees; Community amenities include a clubhouse and landscaping

Exterior

• Utilities: Private water; Private sewer; 100-amp electrical service with circuit breakers; Internet: unknown
• Home design: Single-wide manufactured home; Single-level; New construction (2025)
• Construction: Vinyl siding; Asphalt shingle roof; Manufactured home construction; Mobile anchored; Park-approved (Ackerman's Retirement Community)
• Exterior features: Country setting on an interior lot; Paved driveway; Located in a private road community

Interior

• Kitchen: Dishwasher; Microwave; Electric range; Refrigerator
• Flooring: Vinyl
• Bathrooms: One full bathroom; One three-quarter bathroom
• Heating & cooling: Central air conditioning; Propane forced-air heating
• Interior features: Five total rooms; Vinyl flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $270k.

Deal economics

• At list price, monthly cash flow is $-273 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (17.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (14.9% below list).
• Recommended offer: $222k (17.8% below list) — sets the bar for cash-flow.
• Cap rate 5.1% vs local median 2.3% in Derry — 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 81/100 on livability (#13 in NH, #1,420 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, housing A+; Watch: commute F.
• Salem School District (suburban): math 47% / reading 56% proficiency, ranked #28 of 98 in NH (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+2.6%/yr); 114 active listings in the ZIP; high-income renter base; 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 $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($266k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y 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.
• Current owner paid $11k; list at $270k implies a 2355% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $221,829 (17.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.85% ✗
• Cap rate: 5.08%
• Cash-on-cash: -4.33%
• DSCR: 0.81
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $135,072
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27 Bell Dr	0.13mi	2/1.0	672 (0%)	7mo	$135,000	$201	88
51 Bell Dr	0.07mi	2/1.0	744 (+11%)	8mo	$139,900	$188	72
33 Bell Dr	0.12mi	2/1.0	716 (+6%)	24mo	$120,000	$168	64
13R Arrow Dr	0.10mi	1/1.0 (-1)	770 (+15%)	10mo	$169,900	$221	58

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 · 2.64% rent growth · sell at horizon

5-year hold

• IRR: -24.0%
• Equity multiple: 0.18×
• Total profit: $-61,777
• Equity at exit: $40,258

10-year hold

• IRR: -20.0%
• Equity multiple: -0.04×
• Total profit: $-78,841
• Equity at exit: $23,345

Cash invested: $75,600 (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 03079

• Rents YoY: 2.6%
• Active inventory: 114
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,299 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$60 /mo · $723/yr
• Insurance: −$112
• HOA: −$500
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $-273

Break-even live

Break-even rent $2,644

Max offer price $221,829

Occupancy floor —

Sensitivity live

Price	-10% $-120	-5% $-196	+0% $-273	+5% $-349	+10% $-426
Rent	-10% $-454	-5% $-363	+0% $-273	+5% $-182	+10% $-91
Rate	-1.0pp $-137	-0.5pp $-204	base $-273	+0.5pp $-343	+1.0pp $-414

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $500 · $6,000/yr

Listing history 16 events

1. 2026-06-21
   days on market $270,000 Active 30 DOM
2. 2026-06-18
   days on market $270,000 Active 27 DOM
3. 2026-06-17
   days on market $270,000 Active 26 DOM
4. 2026-06-16
   days on market $270,000 Active 25 DOM
5. 2026-06-15
   days on market $270,000 Active 24 DOM
6. 2026-06-13
   days on market $270,000 Active 22 DOM
7. 2026-06-09
   days on market $270,000 Active 18 DOM
8. 2026-06-08
   days on market $270,000 Active 17 DOM
9. 2026-06-07
   days on market $270,000 Active 16 DOM
10. 2026-06-04
    days on market $270,000 Active 13 DOM
11. 2026-06-03
    days on market $270,000 Active 12 DOM
12. 2026-06-02
    days on market $270,000 Active 11 DOM
13. 2026-06-02
    status $270,000 Active 10 DOM
14. 2026-05-19
    listed $270,000 Active
15. 2014-01-31
    soldstatus $11,000 253-char remark

    Show marketing remark (253 chars)

    WHAT A CUTE LITTLE HOME THIS WILL BE WITH A LITTLE BIT OF LOVE! 2 Bedroom Manufactured Home with sliders to 3 season room could be additional living space. Washer & Dryer hookups in full bath. New windows. Property has been previously weatherized.

16. 2013-06-15
    listed $15,900 253-char remark

    Show marketing remark (253 chars)

    WHAT A CUTE LITTLE HOME THIS WILL BE WITH A LITTLE BIT OF LOVE! 2 Bedroom Manufactured Home with sliders to 3 season room could be additional living space. Washer & Dryer hookups in full bath. New windows. Property has been previously weatherized.

ⓘ 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: $723 · $60/mo
• Projected year-2 tax: $3,304 · $275/mo
• Expected delta: +$2,582/yr (+$215/mo · 357.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $27,584
• − Mortgage interest: −$15,124
• − Property taxes: −$723
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,207
• − Management: −$2,207
• − HOA: −$6,000
• − Depreciation: −$7,855
• Taxable loss: −$7,881
• Est. tax savings @ 24.0%: +$1,891
• After-tax cash flow: $-1,381/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: Salem School District
• NCES district ID: 3306060
• Math proficiency: 47% ▼ -4.00%
• Reading proficiency: 56% ▼ -2.00%
• Median HH income: $75,648
• Composite: 46.45/100
• National rank: #2446
• State rank: #28 of 98 in NH

Livability — Derry

• Score: 81/100
• State rank: #13
• US rank: #1420

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Rockingham County · 137,526 people
• City population: 34,474
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 30,964
• Household income: $110,490
• Rent vs Own: 24.4% rent · 75.6% own
• Severe rent burden: 702.0

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 9% Two or more races 4% Asian 4%
• Hispanic origin (detail): Puerto Rican 2% Dominican 4%
• Common ancestry: Lithuanian 9% Romanian 4% Russian 4%
• Foreign-born: 11% · Canada, Vietnam, South Korea
• Languages at home: 88% English-only · Spanish 6% Other Asian/Pacific 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: ▼ -265.55%
• Current HPI: 311.547
• Rent YoY: ▲ 2.64%
• Metro: Boston-Cambridge-Newton, MA-NH
• State GDP YoY: —
• F500 in state: 0

Price history

+1598.1% since first listed

3 events — show timeline

• 2026-05-19 Listed $270,000 PrimeMLS
• 2014-01-31 Sold (MLS) $11,000 PrimeMLS
• 2013-06-15 Listed $15,900 PrimeMLS

Property tax history

+8.6%/yr

Latest (2024): $723 · +3.7% YoY. Source: county tax records.