71 Caddy Dr · Derry, NH 03079

$299,000

2 bd · 2.0 ba · 1,404 sqft · Manufactured public records · 139 Days on market

Built 2012 $213/sqft · 13% below area Est $345k · 13% under $500/mo HOA · 18% 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).

• ARV discount +13.5/15.0
• Cash flow +7.7/30.0
• Schools +4.6/10.0
• 1% rule +4.1/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE IMPROVEMENT!! Welcome to comfortable, care-free living in Ackerman’s Retirement Park. This well-maintained 1,404 sq ft home, built in 2012, offers an intelligent blend of convenience and warmth in a quiet 55+ community near Arlington Mill Reservoir. The thoughtful layout includes two bedrooms and 1¾ bathrooms, a bonus room/den and in-unit laundry for everyday ease. A wonderful wood fireplace creates a cozy focal point in the living area, perfect for relaxing or entertaining. Neutral finishes and a move-in ready condition mean you can “just bring your furnishings, hang your coat, and you are home. ” Practical location advantages include easy access to Route 93 and quick shopping and dining options along Route 28 in Salem. Whether you value low-maintenance living, nearby outdoor walks by the pond, or proximity to all that Salem has to offer, this residence delivers an appealing, comfortable lifestyle.

Key facts

• In-unit laundry
• Thoughtful layout
• Wood fireplace

Tags

• WELL-MAINTAINED HOME
• THOUGHTFUL LAYOUT
• IN-UNIT LAUNDRY
• WOOD FIREPLACE
• MOVE-IN READY CONDITION
• EASY ACCESS TO ROUTE 93

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $299k.

Deal economics

• At list price, monthly cash flow is $-350 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (20.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $271k (9.3% below list).
• Recommended offer: $237k (20.7% below list) — sets the bar for cash-flow.
• Cap rate 4.9% vs local median 2.2% 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.
• Zoned schools: North Salem Elementary School (math 52% / reading 57%, grade C, #62 of 263 statewide, top 30%, 366 students, 7% FRL); Woodbury School (math 41% / reading 60%, grade C, #21 of 96 statewide, top 21%, 777 students, 18% FRL); Salem High School (math 46% / reading 58%, grade D+, #30 of 90 statewide, top 34%, 1,134 students, 12% FRL) — zoned schools at 12% FRL track the district average.
• Market conditions: Rents rising (+2.6%/yr); 113 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 $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($263k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $237,134 (20.7% 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. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.91% ✗
• Cap rate: 4.89%
• Cash-on-cash: -5.02%
• DSCR: 0.78
• GRM: 9.2

CMA / ARV

• ARV (median comp): $344,874
• List price: $299,000
• Delta: -13.30%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
83 Caddy Dr	0.05mi	2/2.0	1,456 (+4%)	8mo	$340,000	$234	85
74 Caddy Dr	0.18mi	2/2.0	1,255 (-11%)	7mo	$355,000	$283	68
118 Dart Dr	0.09mi	2/2.0	1,248 (-11%)	23mo	$329,000	$264	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: -25.2%
• Equity multiple: 0.15×
• Total profit: $-71,432
• Equity at exit: $44,582

10-year hold

• IRR: -22.2%
• Equity multiple: -0.12×
• Total profit: $-93,679
• Equity at exit: $25,852

Cash invested: $83,720 (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: 113
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,712 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$300 /mo · $3,603/yr
• Insurance: −$125
• HOA: −$500
• Vacancy / Maint / Mgmt: −$570
• Net cashflow: $-350

Break-even live

Break-even rent $3,155

Max offer price $237,134

Occupancy floor —

Sensitivity live

Price	-10% $-181	-5% $-266	+0% $-350	+5% $-435	+10% $-519
Rent	-10% $-564	-5% $-457	+0% $-350	+5% $-243	+10% $-136
Rate	-1.0pp $-200	-0.5pp $-274	base $-350	+0.5pp $-428	+1.0pp $-507

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $500 · $6,000/yr

Listing history 24 events

1. 2026-06-21
   days on market $299,000 Active 139 DOM
2. 2026-06-18
   days on market $299,000 Active 136 DOM
3. 2026-06-17
   days on market $299,000 Active 135 DOM
4. 2026-06-16
   days on market $299,000 Active 134 DOM
5. 2026-06-15
   days on market $299,000 Active 133 DOM
6. 2026-06-13
   days on market $299,000 Active 131 DOM
7. 2026-06-09
   days on market $299,000 Active 127 DOM
8. 2026-06-08
   days on market $299,000 Active 126 DOM
9. 2026-06-07
   days on market $299,000 Active 125 DOM
10. 2026-06-04
    days on market $299,000 Active 122 DOM
11. 2026-06-03
    days on market $299,000 Active 121 DOM
12. 2026-06-02
    days on market $299,000 Active 120 DOM
13. 2026-06-01
    days on market $299,000 Active 119 DOM
14. 2026-05-31
    days on market $299,000 Active 118 DOM
15. 2026-05-18
    price $299,000 944-char remark

    Show marketing remark (944 chars)

    PRICE IMPROVEMENT!! Welcome to comfortable, care-free living in Ackerman’s Retirement Park. This well-maintained 1,404 sq ft home, built in 2012, offers an intelligent blend of convenience and warmth in a quiet 55+ community near Arlington Mill Reservoir. The thoughtful layout includes two bedrooms and 1¾ bathrooms, a bonus room/den and in-unit laundry for everyday ease. A wonderful wood fireplace creates a cozy focal point in the living area, perfect for relaxing or entertaining. Neutral finishes and a move-in ready condition mean you can “just bring your furnishings, hang your coat, and you are home. ” Practical location advantages include easy access to Route 93 and quick shopping and dining options along Route 28 in Salem. Whether you value low-maintenance living, nearby outdoor walks by the pond, or proximity to all that Salem has to offer, this residence delivers an appealing, comfortable lifestyle.

16. 2026-04-02
    price $315,000 944-char remark

    Show marketing remark (944 chars)

    PRICE IMPROVEMENT!! Welcome to comfortable, care-free living in Ackerman’s Retirement Park. This well-maintained 1,404 sq ft home, built in 2012, offers an intelligent blend of convenience and warmth in a quiet 55+ community near Arlington Mill Reservoir. The thoughtful layout includes two bedrooms and 1¾ bathrooms, a bonus room/den and in-unit laundry for everyday ease. A wonderful wood fireplace creates a cozy focal point in the living area, perfect for relaxing or entertaining. Neutral finishes and a move-in ready condition mean you can “just bring your furnishings, hang your coat, and you are home. ” Practical location advantages include easy access to Route 93 and quick shopping and dining options along Route 28 in Salem. Whether you value low-maintenance living, nearby outdoor walks by the pond, or proximity to all that Salem has to offer, this residence delivers an appealing, comfortable lifestyle.

17. 2026-03-06
    price $325,000 944-char remark

    Show marketing remark (944 chars)

    PRICE IMPROVEMENT!! Welcome to comfortable, care-free living in Ackerman’s Retirement Park. This well-maintained 1,404 sq ft home, built in 2012, offers an intelligent blend of convenience and warmth in a quiet 55+ community near Arlington Mill Reservoir. The thoughtful layout includes two bedrooms and 1¾ bathrooms, a bonus room/den and in-unit laundry for everyday ease. A wonderful wood fireplace creates a cozy focal point in the living area, perfect for relaxing or entertaining. Neutral finishes and a move-in ready condition mean you can “just bring your furnishings, hang your coat, and you are home. ” Practical location advantages include easy access to Route 93 and quick shopping and dining options along Route 28 in Salem. Whether you value low-maintenance living, nearby outdoor walks by the pond, or proximity to all that Salem has to offer, this residence delivers an appealing, comfortable lifestyle.

18. 2026-02-02
    listed $330,000 Active 944-char remark

    Show marketing remark (944 chars)

    PRICE IMPROVEMENT!! Welcome to comfortable, care-free living in Ackerman’s Retirement Park. This well-maintained 1,404 sq ft home, built in 2012, offers an intelligent blend of convenience and warmth in a quiet 55+ community near Arlington Mill Reservoir. The thoughtful layout includes two bedrooms and 1¾ bathrooms, a bonus room/den and in-unit laundry for everyday ease. A wonderful wood fireplace creates a cozy focal point in the living area, perfect for relaxing or entertaining. Neutral finishes and a move-in ready condition mean you can “just bring your furnishings, hang your coat, and you are home. ” Practical location advantages include easy access to Route 93 and quick shopping and dining options along Route 28 in Salem. Whether you value low-maintenance living, nearby outdoor walks by the pond, or proximity to all that Salem has to offer, this residence delivers an appealing, comfortable lifestyle.

19. 2015-06-23
    price $115,000
20. 2015-05-09
    price $119,900
21. 2015-05-09
    price $119,000
22. 2015-04-27
    price $124,900
23. 2015-04-22
    price $134,900
24. 2015-04-20
    price $139,900

ⓘ 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: $3,603 · $300/mo
• Projected year-2 tax: $5,061 · $422/mo
• Expected delta: +$1,458/yr (+$121/mo · 40.5%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $32,546
• − Mortgage interest: −$16,749
• − Property taxes: −$3,603
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,604
• − Management: −$2,604
• − HOA: −$6,000
• − Depreciation: −$8,698
• Taxable loss: −$9,206
• Est. tax savings @ 24.0%: +$2,209
• After-tax cash flow: $-1,993/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

+113.7% since first listed

10 events — show timeline

• 2026-05-18 Price Changed $299,000 PrimeMLS
• 2026-04-02 Price Changed $315,000 PrimeMLS
• 2026-03-06 Price Changed $325,000 PrimeMLS
• 2026-02-02 Listed $330,000 PrimeMLS
• 2015-06-23 Price Changed $115,000 PrimeMLS
• 2015-05-09 Price Changed $119,000 PrimeMLS
• 2015-05-09 Price Changed $119,900 PrimeMLS
• 2015-04-27 Price Changed $124,900 PrimeMLS
• 2015-04-22 Price Changed $134,900 PrimeMLS
• 2015-04-20 Price Changed $139,900 PrimeMLS

Property tax history

+4.1%/yr

Latest (2025): $3,603 · +17.4% YoY. Source: county tax records.