21 Auburndale lane Ln · Auburn, NH 03032

$575,000

5 bd · 2.0 ba · 2,843 sqft · Other public records · 1 Days on market

Built 1970 0.50 ac lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Cash flow +3.7/30.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Here is a truly rare opportunity to own a two family in the highly desirable town of Auburn NH. The upstairs unit boasts cathedral ceilings in the living room that also has beautiful cherry wood flooring and great natural light. The kitchen off the living room has tons of cabinetry, lots of counter space, stainless steel appliances and a massive center island perfect for large family gatherings and entertaining. The Primary bedroom is spacious and also boasts cathedral ceilings and a double closet space. There are Two more good sized bedrooms with great closet space and a full bathroom with gorgeous vanity, and a designated laundry area that leads out to a deck overlooking the spacious and

Key facts

• Cherry wood flooring
• Cathedral ceilings
• Tons of cabinetry

Tags

• CATHEDRAL CEILINGS
• CHERRY WOOD FLOORING
• TONS OF CABINETRY
• MASSIVE CENTER ISLAND
• DESIGNATED LAUNDRY AREA
• DECK OVERLOOKING BACKYARD

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Drilled well for water; Septic sewer; 100 Amp electric service with circuit breakers; Cable and high-speed internet available
• Home design: Multi-family property; Existing structure; Built in 1970
• Construction: Wood frame construction; Vinyl siding; Asphalt shingle roof
• Exterior features: Country setting; Level lot; Wooded surroundings; Paved driveway; Paved road frontage; Gray exterior color

Interior

• Bedrooms: One 2-bedroom unit; One 3+ bedroom unit
• Heating & cooling: Oil heating; Electric heating; No central cooling
• Interior features: Multi-family layout

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath other listed at $575k.

Deal economics

• At list price, monthly cash flow is $-2k ($-20k/yr) — negative.
• To cash-flow at today's rent, offer at most $277k (51.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $271k (52.9% below list).
• Recommended offer: $271k (52.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Auburn School District (rural): math 45% / reading 55% proficiency, ranked #25 of 98 in NH (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 7% free/reduced lunch — higher-income household profile.
• Market conditions: 29 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 $4k of loan paydown is wiped out by about $17k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $270,963 (52.9% 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. Built in 1970 — 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. 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?
5. 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.
6. 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.
7. 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: 0.47% ✗
• Cap rate: 2.77%
• Cash-on-cash: -12.57%
• DSCR: 0.44
• GRM: 17.7

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: -39.7%
• Equity multiple: -0.25×
• Total profit: $-200,601
• Equity at exit: $85,734

10-year hold

• IRR: -62.7%
• Equity multiple: -0.95×
• Total profit: $-313,147
• Equity at exit: $49,715

Cash invested: $161,000 (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 03032

• Home prices YoY: -24.8%
• Active inventory: 29
• Price-to-rent: 17.7×

Monthly cashflow live

• Estimated rent: $2,710 medium
• Mortgage (P&I): −$3,015
• Tax from tax record: −$572 /mo · $6,859/yr
• Insurance: −$240
• HOA: −$0
• Vacancy / Maint / Mgmt: −$569
• Net cashflow: $-1,686

Break-even live

Break-even rent $4,844

Max offer price $277,175

Occupancy floor —

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: $143,750
• Closing costs: $17,250
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-19
   status $575,000 Pending 1 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   listed $575,000 Active 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: $6,859 · $572/mo
• Projected year-2 tax: $9,697 · $808/mo
• Expected delta: +$2,838/yr (+$236/mo · 41.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,516
• − Mortgage interest: −$32,209
• − Property taxes: −$6,859
• − Insurance: −$2,875
• − Repairs & maintenance: −$2,601
• − Management: −$2,601
• − Depreciation: −$16,727
• Taxable loss: −$31,357
• Est. tax savings @ 24.0%: +$7,526
• After-tax cash flow: $-12,705/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: Auburn School District
• NCES district ID: 3301590
• Math proficiency: 45% ▼ -18.00%
• Reading proficiency: 55% ▼ -10.00%
• Median HH income: $96,720
• Composite: 47.22/100
• National rank: #2316
• State rank: #25 of 98 in NH

Livability — Auburn

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 6,031

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 (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Lithuanian 18% Romanian 4% Russian 4%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Other Indo-European 2% Spanish 1% Russian/Polish/Slavic 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: ▼ -109.59%
• Current HPI: 333.1635
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-06-18 Pending — PrimeMLS
• 2026-06-18 Listed $575,000 PrimeMLS

Property tax history

+3.6%/yr

Latest (2025): $6,859 · +3.0% YoY. Source: county tax records.