67 Old Pound Rd · Effingham, NH 03882

$125,000

2 bd · 1.0 ba · 653 sqft · Manufactured public records · 28 Days on market

Built 1970 1.00 ac lot

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

MOBILE HOME ON ACRE LOT. OUTBUILIDNG. MOBILE HOME NEEDS SOME ATTENTION. NO WELL AND NO SEPTIC.

Key facts

• Green mountain trail
• Surrounded by woods
• 1 acre lot

Tags

• GREEN MOUNTAIN TRAIL
• LARRY LEVITT PRESERVE
• SURROUNDED BY WOODS
• RELATIVELY NEW HEATING SYSTEM

Property features AI

Finance

• Other: Documents available: Deed, Property Disclosure, Tax Map

Exterior

• Parking: Gravel driveway
• Utilities: Eversource electric (fuses); No public sewer listed; No public water listed; Spectrum cable available; Fiber optic internet available; Telephone service available
• Home design: Ranch-style manufactured home; Single-story; Built in 1970
• Construction: Aluminum siding; Metal roof
• Exterior features: Wooded lot; Public maintained road frontage

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: Two bedrooms (both on the main level)
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heat; Wall units
• Interior features: Five total rooms; Living room; Eat-in kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $578 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Governor Wentworth Reg School District (rural): math 42% / reading 53% proficiency, ranked #47 of 98 in NH (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Effingham Elementary School (math 34% / reading 34%, grade F, #179 of 263 statewide, top 71%, 104 students, 39% FRL).
• Zoned-school proficiency averages 34% at this address vs 48% district-wide (-13 pts) — the specific schools serving this property underperform the Governor Wentworth Reg School District average; the district grade overstates school quality for this exact location.
• Market conditions: 20 active listings in the ZIP; 357 units permitted in Carroll County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($864 loan paydown + $4k appreciation (3.0% local appreciation)).
• Carroll County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y 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 $31k; list at $125k implies a 303% gain — meaningful room to come down on a strong offer.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.44% ✓
• Cap rate: 11.84%
• Cash-on-cash: 19.82%
• DSCR: 1.88
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.96% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.1%
• Equity multiple: 2.48×
• Total profit: $51,629
• Equity at exit: $55,934

10-year hold

• IRR: 26.8%
• Equity multiple: 4.79×
• Total profit: $132,561
• Equity at exit: $85,991

Cash invested: $35,000 (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 03882

• Home prices YoY: 0.8%
• Active inventory: 20
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,798 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$135 /mo · $1,621/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $578

Break-even live

Break-even rent $1,067

Max offer price $125,000

Occupancy floor 63%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $125,000 Active 28 DOM
2. 2026-06-17
   days on market $125,000 Active 27 DOM
3. 2026-06-16
   days on market $125,000 Active 26 DOM
4. 2026-06-15
   days on market $125,000 Active 25 DOM
5. 2026-06-13
   days on market $125,000 Active 23 DOM
6. 2026-06-13
   days on market $125,000 Active 22 DOM
7. 2026-06-09
   days on market $125,000 Active 19 DOM
8. 2026-06-08
   days on market $125,000 Active 18 DOM
9. 2026-06-07
   days on market $125,000 Active 17 DOM
10. 2026-06-04
    days on market $125,000 Active 14 DOM
11. 2026-06-03
    days on market $125,000 Active 13 DOM
12. 2026-06-02
    days on market $125,000 Active 12 DOM
13. 2026-06-01
    days on market $125,000 Active 11 DOM
14. 2026-05-31
    days on market $125,000 Active 10 DOM
15. 2026-05-20
    listed $125,000 Active
16. 2004-12-01
    soldstatus $31,000 94-char remark

    Show marketing remark (94 chars)

    MOBILE HOME ON ACRE LOT. OUTBUILIDNG. MOBILE HOME NEEDS SOME ATTENTION. NO WELL AND NO SEPTIC.

17. 2004-10-12
    historical 94-char remark

    Show marketing remark (94 chars)

    MOBILE HOME ON ACRE LOT. OUTBUILIDNG. MOBILE HOME NEEDS SOME ATTENTION. NO WELL AND NO SEPTIC.

18. 2004-10-04
    listed $34,900 94-char remark

    Show marketing remark (94 chars)

    MOBILE HOME ON ACRE LOT. OUTBUILIDNG. MOBILE HOME NEEDS SOME ATTENTION. NO WELL AND NO SEPTIC.

ⓘ 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: $1,621 · $135/mo
• Projected year-2 tax: $2,173 · $181/mo
• Expected delta: +$552/yr (+$46/mo · 34.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,580
• − Mortgage interest: −$7,002
• − Property taxes: −$1,621
• − Insurance: −$625
• − Repairs & maintenance: −$1,726
• − Management: −$1,726
• − Depreciation: −$3,636
• Taxable income: $5,243
• Est. tax owed @ 24.0%: −$1,258
• After-tax cash flow: $5,678/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: Governor Wentworth Reg School District
• NCES district ID: 3303330
• Math proficiency: 42% ▼ -1.00%
• Reading proficiency: 53% ▬ 0.00%
• Median HH income: $55,933
• Composite: 41.24/100
• National rank: #3533
• State rank: #47 of 98 in NH

Livability — Effingham

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

Census & demographics

• Population (ZIP): 1,758

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 45,072 people
• By 2030: 43,158 · -4.2%
• By 2040: 38,044 · -15.6%
• By 2050: 33,087 · -26.6%
• By 2075: 25,661 · -43.1%
• By 2100: 18,684 · -58.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Romanian 6% Lithuanian 5% Slovak 5%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Carroll

• 2024 margin: Toss-up / Even · D 48.8% · R 50.5%
• 2008→2024 swing: -8.0pp toward R · 2008: 6.3pp · 2024: -1.7pp
• All cycles: 2024: R+1.7 2020: D+1.5 2016: R+5.7 2012: R+0.8 2008: D+6.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.96%
• Current HPI: 399.8408
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+258.2% since first listed

4 events — show timeline

• 2026-05-20 Listed $125,000 PrimeMLS
• 2004-12-01 Sold (MLS) $31,000 PrimeMLS
• 2004-10-12 Delisted — PrimeMLS
• 2004-10-04 Listed $34,900 PrimeMLS

Property tax history

+4.7%/yr

Latest (2024): $1,621 · +11.5% YoY. Source: county tax records.