78 Berry Ln · Tamworth, NH 03886

$109,900

2 bd · 1.0 ba · 798 sqft · Manufactured public records · 214 Days on market

Built 1978 0.41 ac lot

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Why this score? — see what drove the C+ 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 +21.4/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +5.1/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

FIXER UPPER SPECIAL. OLDER MOBILE HOME IN NEED OF TLC. 2 BEDROOMS, SCREEN PORCH, DOUBLE LOT. WOULD MAKE A GREAT VACATION OR HUNTING CAMP GETAWAY. LARGE ATTACHED SCREEN PORCH.

Key facts

• Ready to build site
• Manufactured home
• Fully functional

Tags

• MANUFACTURED HOME
• OWN LAND
• NO ZONING RESTRICTIONS
• FULLY FUNCTIONAL
• SEPTIC WATER ELECTRIC
• READY TO BUILD SITE

Property features AI

Exterior

• Utilities: Private water; Private sewer; 60 Amp electric service with fuses; High-speed internet available; Cable available
• Home design: Manufactured/Mobile home; Existing construction; Facing information not provided
• Construction: Built in 1978; Aluminum siding; Metal roof
• Exterior features: Level lot; Walking trails nearby; Near golf course; Near shopping; Near skiing; Near snowmobile trails; Near schools; Dirt driveway; Private road frontage (198 ft)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heat; Forced air heating
• Interior features: 5 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $163 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — 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.
• 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 $12k of equity ($760 loan paydown + $11k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 214 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y ago; this cycle's ask has dropped $30k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $110k implies a 266% gain — meaningful room to come down on a strong offer.

Recommended offer $96,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 214 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.01% ✓
• Cap rate: 8.08%
• Cash-on-cash: 6.37%
• DSCR: 1.28
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 28.9%
• Equity multiple: 3.28×
• Total profit: $70,247
• Equity at exit: $99,007

10-year hold

• IRR: 25.1%
• Equity multiple: 7.46×
• Total profit: $198,657
• Equity at exit: $213,512

Cash invested: $30,772 (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: 20
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,106 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$88 /mo · $1,060/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $163

Break-even live

Break-even rent $899

Max offer price $109,900

Occupancy floor 80%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-08
   days on market $109,900 Active 214 DOM
2. 2026-06-07
   days on market $109,900 Active 213 DOM
3. 2026-06-05
   days on market $109,900 Active 211 DOM
4. 2026-06-04
   days on market $109,900 Active 209 DOM
5. 2026-06-02
   days on market $109,900 Active 208 DOM
6. 2026-06-01
   days on market $109,900 Active 207 DOM
7. 2026-05-31
   days on market $109,900 Active 206 DOM
8. 2025-11-20
   price $109,900
9. 2025-11-14
   price $119,900
10. 2025-11-06
    listed $139,900 Active
11. 2006-11-30
    soldstatus $30,000 174-char remark

    Show marketing remark (174 chars)

    FIXER UPPER SPECIAL. OLDER MOBILE HOME IN NEED OF TLC. 2 BEDROOMS, SCREEN PORCH, DOUBLE LOT. WOULD MAKE A GREAT VACATION OR HUNTING CAMP GETAWAY. LARGE ATTACHED SCREEN PORCH.

12. 2006-05-11
    listed $49,900 174-char remark

    Show marketing remark (174 chars)

    FIXER UPPER SPECIAL. OLDER MOBILE HOME IN NEED OF TLC. 2 BEDROOMS, SCREEN PORCH, DOUBLE LOT. WOULD MAKE A GREAT VACATION OR HUNTING CAMP GETAWAY. LARGE ATTACHED SCREEN PORCH.

ⓘ 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: $1,060 · $88/mo
• Projected year-2 tax: $1,728 · $144/mo
• Expected delta: +$668/yr (+$56/mo · 63.0%)

ⓘ 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 ≥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: $13,274
• − Mortgage interest: −$6,156
• − Property taxes: −$1,060
• − Insurance: −$550
• − Repairs & maintenance: −$1,062
• − Management: −$1,062
• − Depreciation: −$3,197
• Taxable income: $187
• Est. tax owed @ 24.0%: −$45
• After-tax cash flow: $1,916/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

+120.2% since first listed

5 events — show timeline

• 2025-11-20 Price Changed $109,900 PrimeMLS
• 2025-11-14 Price Changed $119,900 PrimeMLS
• 2025-11-06 Listed $139,900 PrimeMLS
• 2006-11-30 Sold (MLS) $30,000 PrimeMLS
• 2006-05-11 Listed $49,900 PrimeMLS

Property tax history

+2.1%/yr

Latest (2025): $1,060 · +2.4% YoY. Source: county tax records.