2 Darlene Ln · Nashua, NH 03052

$169,900

3 bd · 2.5 ba · 1,184 sqft · Manufactured public records · 36 Days on market

Built 2002 Est $223k · 24% under $675/mo HOA · 33% of rent ↓ 16% since listing

---

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 +15.0/15.0
• Cash flow +8.3/30.0
• 1% rule +7.2/10.0
• Schools +4.5/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a must-see, affordable option in the lovely town of Litchfield. Your new home is impeccably maintained and in the affordable community of Litchfield Estates. The exterior is a cheerful yellow, hosts two driveways and a great screened in porch to enjoy three seasons of New England weather. Inside you'll love the open concept, care free laminate wood flooring and gorgeous wood fireplace. There is a large eat-in kitchen with loads of cabinetry for storage and stainless steel appliances. The laundry is conveniently located as a stackable unit on the main living level. This area is rounded out with a cozy living room or formal dining room. Take a few steps up to the family room/TV area which leads down the halls to the bedrooms. The first stop is the master suite with HUGE bathroom and soaking tub. Then, as you continue down the hall you have two additional bedrooms and one full bathroom in the hall for everyone to share. This home is in such wonderful condition, all you need to do is move in and decorate. Recently painted interior for you to have your own blank canvas! Delayed showings until 6/11.

Key facts

• New flooring
• Water heater
• Built 2002

Tags

• NEW FLOORING
• WATER HEATER
• GOOD CONDITION KITCHEN
• WORKING ELECTRICAL SYSTEM
• GOOD CONDITION ROOF SHINGLES

Property features AI

Finance

• Other: Located in Olsen's Mobile Home Park (park approval: Unknown)
• HOA & community: Monthly HOA fee of 675

Exterior

• Parking: Paved driveway
• Utilities: Community water; Community sewer; Electric service: Other; Internet availability: Unknown
• Home design: Double wide manufactured home; Existing construction; Shingle - asphalt roof; Built in 2002
• Construction: Manufactured home construction; Other construction materials; Asphalt shingle roof; Built in 2002
• Exterior features: Paved driveway; Lot number 63; Lot described as Other

Interior

• Flooring: Wood flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Gas heater
• Interior features: Five total rooms; Wood flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $-154 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (16.0% below list).
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $143k (16.0% below list) — sets the bar for cash-flow.
• Cap rate 5.2% vs local median 2.9% in Nashua — 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 83/100 on livability (#11 in NH, #983 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: amenities D+.
• Litchfield School District (rural): math 38% / reading 56% proficiency, ranked #34 of 98 in NH (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 7% free/reduced lunch — higher-income household profile.
• Zoned schools: Griffin Memorial School (math 42% / reading 57%, grade D, #97 of 263 statewide, top 42%, 437 students, 10% FRL) — zoned schools at 10% FRL track the district average.
• Market conditions: 52 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 981 units permitted in Hillsborough County in 2024 (381 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Hillsborough County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $135k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.

Recommended offer $142,648 (16.0% 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 36 days. Have you received any prior offers? Is the seller open to a 16% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.22% ✓
• Cap rate: 5.20%
• Cash-on-cash: -3.89%
• DSCR: 0.83
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $222,592
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13 Darlene Ln	0.02mi	3/2.0	1,090 (-8%)	20mo	$205,000	$188	68

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -22.5%
• Equity multiple: 0.22×
• Total profit: $-36,944
• Equity at exit: $25,333

10-year hold

• IRR: -16.0%
• Equity multiple: 0.09×
• Total profit: $-43,149
• Equity at exit: $14,690

Cash invested: $47,572 (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 03052

• Home prices YoY: -13.9%
• Active inventory: 52
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,075 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$157 /mo · $1,881/yr
• Insurance: −$71
• HOA: −$675
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $-154

Break-even live

Break-even rent $2,270

Max offer price $142,648

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
170 Concord St Nashua, NH	1.0–2.0	1.0	722	$2,075	$2.87	13d	4	1.18mi

HOA detail

• Monthly dues: $675 · $8,100/yr

Listing history 10 events

1. 2026-05-05
   soldstatus $135,000
2. 2026-04-10
   status Pending
3. 2026-04-03
   price $169,900
4. 2026-03-26
   price $179,900
5. 2026-03-16
   status Active
6. 2026-02-13
   status Pending
7. 2026-02-02
   listed $184,900 Active
8. 2022-08-31
   soldstatus $150,000 Closed 1118-char remark

   Show marketing remark (1118 chars)

   This is a must-see, affordable option in the lovely town of Litchfield. Your new home is impeccably maintained and in the affordable community of Litchfield Estates. The exterior is a cheerful yellow, hosts two driveways and a great screened in porch to enjoy three seasons of New England weather. Inside you'll love the open concept, care free laminate wood flooring and gorgeous wood fireplace. There is a large eat-in kitchen with loads of cabinetry for storage and stainless steel appliances. The laundry is conveniently located as a stackable unit on the main living level. This area is rounded out with a cozy living room or formal dining room. Take a few steps up to the family room/TV area which leads down the halls to the bedrooms. The first stop is the master suite with HUGE bathroom and soaking tub. Then, as you continue down the hall you have two additional bedrooms and one full bathroom in the hall for everyone to share. This home is in such wonderful condition, all you need to do is move in and decorate. Recently painted interior for you to have your own blank canvas! Delayed showings until 6/11.

9. 2022-07-22
   historical Active with Contract 1118-char remark

   Show marketing remark (1118 chars)

   This is a must-see, affordable option in the lovely town of Litchfield. Your new home is impeccably maintained and in the affordable community of Litchfield Estates. The exterior is a cheerful yellow, hosts two driveways and a great screened in porch to enjoy three seasons of New England weather. Inside you'll love the open concept, care free laminate wood flooring and gorgeous wood fireplace. There is a large eat-in kitchen with loads of cabinetry for storage and stainless steel appliances. The laundry is conveniently located as a stackable unit on the main living level. This area is rounded out with a cozy living room or formal dining room. Take a few steps up to the family room/TV area which leads down the halls to the bedrooms. The first stop is the master suite with HUGE bathroom and soaking tub. Then, as you continue down the hall you have two additional bedrooms and one full bathroom in the hall for everyone to share. This home is in such wonderful condition, all you need to do is move in and decorate. Recently painted interior for you to have your own blank canvas! Delayed showings until 6/11.

10. 2022-06-06
    listed $160,000 Active - Delayed Showings 1118-char remark

    Show marketing remark (1118 chars)

    This is a must-see, affordable option in the lovely town of Litchfield. Your new home is impeccably maintained and in the affordable community of Litchfield Estates. The exterior is a cheerful yellow, hosts two driveways and a great screened in porch to enjoy three seasons of New England weather. Inside you'll love the open concept, care free laminate wood flooring and gorgeous wood fireplace. There is a large eat-in kitchen with loads of cabinetry for storage and stainless steel appliances. The laundry is conveniently located as a stackable unit on the main living level. This area is rounded out with a cozy living room or formal dining room. Take a few steps up to the family room/TV area which leads down the halls to the bedrooms. The first stop is the master suite with HUGE bathroom and soaking tub. Then, as you continue down the hall you have two additional bedrooms and one full bathroom in the hall for everyone to share. This home is in such wonderful condition, all you need to do is move in and decorate. Recently painted interior for you to have your own blank canvas! Delayed showings until 6/11.

ⓘ 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: $1,881 · $157/mo
• Projected year-2 tax: $2,792 · $233/mo
• Expected delta: +$911/yr (+$76/mo · 48.5%)

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

Taxation est. · year 1

• Rental income: $24,900
• − Mortgage interest: −$9,517
• − Property taxes: −$1,881
• − Insurance: −$850
• − Repairs & maintenance: −$1,992
• − Management: −$1,992
• − HOA: −$8,100
• − Depreciation: −$4,943
• Taxable loss: −$4,374
• Est. tax savings @ 24.0%: +$1,050
• After-tax cash flow: $-801/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: Litchfield School District
• NCES district ID: 3304350
• Math proficiency: 38% ▼ -16.00%
• Reading proficiency: 56% ▼ -7.00%
• Median HH income: $95,178
• Composite: 44.55/100
• National rank: #2788
• State rank: #34 of 98 in NH

Livability — Nashua

• Score: 83/100
• State rank: #11
• US rank: #983

Category grades

Amenities D+ Commute A+ Cost of living B- Crime A- Employment A- Housing A+ Health & safety A+ User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 91,294
• Population (ZIP): 8,495

Population outlook (Hillsborough County) Hauer SSP2

• Today (2025): 412,771 people
• By 2030: 410,974 · -0.4%
• By 2040: 399,959 · -3.1%
• By 2050: 381,542 · -7.6%
• By 2075: 339,855 · -17.7%
• By 2100: 289,270 · -29.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2%
• Common ancestry: Lithuanian 13% Romanian 6% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Other Indo-European 4% French/Haitian/Cajun 1% German/W. Germanic 1%

Political lean MEDSL · Hillsborough

• 2024 margin: Toss-up / Even · D 50.9% · R 48.0% · Other 1.0%
• 2008→2024 swing: -0.9pp no change · 2008: 3.8pp · 2024: 2.9pp
• All cycles: 2024: D+2.9 2020: D+7.7 2016: R+0.2 2012: D+1.7 2008: D+3.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -63.42%
• Current HPI: 393.6097
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-15.6% since first listed

10 events — show timeline

• 2026-05-05 Sold (Public Records) $135,000 Public Records
• 2026-04-10 Pending — PrimeMLS
• 2026-04-03 Price Changed $169,900 PrimeMLS
• 2026-03-26 Price Changed $179,900 PrimeMLS
• 2026-03-16 Relisted — PrimeMLS
• 2026-02-13 Pending — PrimeMLS
• 2026-02-02 Listed $184,900 PrimeMLS
• 2022-08-31 Sold (MLS) $150,000 PrimeMLS
• 2022-07-22 Contingent — PrimeMLS
• 2022-06-06 Listed $160,000 PrimeMLS

Property tax history

+1.4%/yr

Latest (2024): $1,881 · -0.7% YoY. Source: county tax records.