24 Flynn Ln · Tamworth, NH 03886

$159,900

2 bd · 1.5 ba · 1,130 sqft · Manufactured public records · 364 Days on market

Built 2001 7,405 sqft lot Est $157k · at est.

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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).

• Appreciation +10.0/10.0
• Cash flow +9.4/30.0
• ARV discount +6.7/15.0
• 1% rule +2.6/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Affordable getaway in NH White Mountains! This 2003 single-wide mobile home has 3 bedrooms and 2 baths (2 bedroom septic), with a large enclosed porch, which can be used as additional living space, a game room or whatever you need. It sits on it's own land in a quiet neighborhood and is just minutes away from picturesque Mount Chocorua, Chocorua Lake Beach, White Lake State Park and just 11 miles from King Pine Ski Area. No park rent and low taxes make this property a truly affordable White Mountain Getaway! Chocorua Lake Beach is for Tamworth residents only.

Key facts

• Large enclosed porch
• Own land
• 7,405 sq ft lot

Tags

• LARGE ENCLOSED PORCH
• OWN LAND
• MINUTES FROM MOUNT CHOCORUA

Property features AI

Exterior

• Parking: Dirt driveway
• Utilities: Driven point water source; 1500+ gallon septic; 100 amp electric service; Cable available; Propane (LP/Bottle) service; Johnsons Gas Company
• Home design: Single wide manufactured home; Existing construction; Built in 2001; Shingle - asphalt roof
• Construction: Vinyl exterior
• Exterior features: Wooded lot; Beach access to Chocorua Lake (municipal residents only); Not waterfront but has lake access

Interior

• Kitchen: Kitchen/dining area; Electric range; Refrigerator
• Bedrooms: Master bedroom (main level); Two additional bedrooms (main level)
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom (main level); One half bathroom (main level)
• Heating & cooling: Propane-fueled hot air heat
• Interior features: 5 total rooms; Office/Study
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $-115 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (12.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (23.7% below list).
• Recommended offer: $122k (23.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Tamworth School District (rural): math 25% / reading 25% proficiency, ranked #164 of 171 in NH (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Kenneth A. Brett School (math 22% / reading 42%, grade F, #190 of 263 statewide, top 75%, 184 students, 54% FRL).
• Market conditions: 22 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 $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Carroll County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 364 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Recommended offer $122,071 (23.7% 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 364 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.76% ✗
• Cap rate: 5.43%
• Cash-on-cash: -3.08%
• DSCR: 0.86
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $157,070
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
80 Elliott Ln	0.11mi	3/1.5 (+1)	1,152 (+2%)	5mo	$160,000	$139	82
17 Amidon Ln	0.14mi	2/1.5	1,218 (+8%)	5mo	$165,000	$135	77

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.1%
• Equity multiple: 2.78×
• Total profit: $79,777
• Equity at exit: $144,051

10-year hold

• IRR: 19.8%
• Equity multiple: 6.38×
• Total profit: $240,684
• Equity at exit: $310,651

Cash invested: $44,772 (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 03886

• Home prices YoY: 13.6%
• Active inventory: 22
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,221 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$174 /mo · $2,088/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $-115

Break-even live

Break-even rent $1,366

Max offer price $139,621

Occupancy floor —

Sensitivity live

Price	-10% $-24	-5% $-70	+0% $-115	+5% $-160	+10% $-205
Rent	-10% $-211	-5% $-163	+0% $-115	+5% $-67	+10% $-18
Rate	-1.0pp $-34	-0.5pp $-74	base $-115	+0.5pp $-156	+1.0pp $-198

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $159,900 Active 364 DOM
2. 2026-06-21
   days on market $159,900 Active 363 DOM
3. 2026-06-18
   days on market $159,900 Active 361 DOM
4. 2026-06-18
   price $159,900 Active 360 DOM
5. 2026-06-17
   days on market $169,900 Active 360 DOM
6. 2026-06-16
   days on market $169,900 Active 359 DOM
7. 2026-06-15
   days on market $169,900 Active 358 DOM
8. 2026-06-13
   days on market $169,900 Active 356 DOM
9. 2026-06-12
   days on market $169,900 Active 355 DOM
10. 2026-06-09
    days on market $169,900 Active 352 DOM
11. 2026-06-08
    days on market $169,900 Active 351 DOM
12. 2026-06-07
    days on market $169,900 Active 350 DOM
13. 2026-06-05
    days on market $169,900 Active 348 DOM
14. 2026-06-04
    days on market $169,900 Active 346 DOM
15. 2026-06-02
    days on market $169,900 Active 345 DOM
16. 2026-06-01
    days on market $169,900 Active 344 DOM
17. 2026-05-31
    days on market $169,900 Active 343 DOM
18. 2026-05-06
    price $169,900
19. 2025-07-08
    price $179,900
20. 2025-06-22
    listed $189,900 Active
21. 2016-07-07
    price $49,900
22. 2016-06-19
    price $52,900
23. 2016-06-16
    price $57,900

ⓘ 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: $2,088 · $174/mo
• Projected year-2 tax: $2,787 · $232/mo
• Expected delta: +$699/yr (+$58/mo · 33.5%)

ⓘ 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 · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,649
• − Mortgage interest: −$8,957
• − Property taxes: −$2,088
• − Insurance: −$800
• − Repairs & maintenance: −$1,172
• − Management: −$1,172
• − Depreciation: −$4,652
• Taxable loss: −$4,191
• Est. tax savings @ 24.0%: +$1,006
• After-tax cash flow: $-372/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: Tamworth School District
• NCES district ID: 3306600
• Math proficiency: 25% ▼ -5.00%
• Reading proficiency: 25% ▼ -15.00%
• Median HH income: $47,203
• Composite: 24.83/100
• National rank: #13010
• State rank: #164 of 171 in NH

Livability — Tamworth

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

Census & demographics

• Population (ZIP): 1,322

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 (99%)
• Race & ethnicity: White 99%
• Common ancestry: Slovak 12% Lithuanian 4% Serbian 3%
• Foreign-born: 0%
• Languages at home: 97% English-only · French/Haitian/Cajun 2% Russian/Polish/Slavic 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: ▲ 46.40%
• Current HPI: 386.5031
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+193.4% since first listed

6 events — show timeline

• 2026-05-06 Price Changed $169,900 PrimeMLS
• 2025-07-08 Price Changed $179,900 PrimeMLS
• 2025-06-22 Listed $189,900 PrimeMLS
• 2016-07-07 Price Changed $49,900 PrimeMLS
• 2016-06-19 Price Changed $52,900 PrimeMLS
• 2016-06-16 Price Changed $57,900 PrimeMLS

Property tax history

+4.9%/yr

Latest (2025): $2,088 · +2.4% YoY. Source: county tax records.