20 Center Ct · Epping, NH 03042

$290,000

2 bd · 2.0 ba · 924 sqft · Other · 3 Days on market

Built 1998 10,018 sqft lot

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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).

• Cash flow +11.3/30.0
• ARV discount +7.5/15.0
• Appreciation +4.0/10.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0

Listing remarks MLS

Why rent when you can OWN this pretty place?! On its' own land - so there's no park rent! Anchored to a concrete pad makes financing a breeze! Updated with newer windows, lighting, fully fenced in yard, and the eat-in-kitchen has been refreshed too! Wide open living/kitchen/dining area with center island. You'll be surprised how spacious it feels. The primary bedroom has a private ensuite bath and walk-in closet. There's a second bedroom perfect for guests, perhaps an office, and a second full bath. Skylights lighten and brighten all the spaces. Wonderful flat spacious yard abutting recreational fields to enjoy the outdoors. The shed will be appreciated to house your gardening and yard gear. Public water and sewer! Perfectly situated at the end of a cul-de-sac. Epping is known for small town charm paired with high convenience. Quiet rural atmosphere. Famously called "The Center of the Universe" for a reason - perfect commuter location just minutes to 101 and 125. 20 minutes to Manchester & the Seacoast! One hour drive to Boston and up to the Lakes Region. Showings start Friday, June 19!

Key facts

• Flat spacious yard
• Updated windows
• Walk-in closet

Tags

• UPDATED WINDOWS
• FULLY FENCED YARD
• EAT-IN KITCHEN
• PRIVATE ENSUITE BATH
• WALK-IN CLOSET
• FLAT SPACIOUS YARD

Property features AI

Finance

• Other: Directions: From Route 101 take exit for Route 125 (Calef Highway) toward Epping. Turn into the Pine & Pond community (Center Court) and follow internal road to 20A.
• HOA & community: Located in the Pine and Pond community

Exterior

• Parking: Paved driveway
• Utilities: Public water; Public sewer; 100 Amp electrical with circuit breakers; High-speed internet available; Cable available
• Home design: Manufactured home (Manuf/Mobile); Single-story layout; Shingle - Asphalt roof; Entry and living areas on main level
• Construction: Built in 1998; Vinyl exterior; Manufactured structure
• Exterior features: Level lot in a neighborhood; Paved driveway; Located on a cul-de-sac; White exterior color

Interior

• Kitchen: Dishwasher; Exhaust hood; Gas stove; Refrigerator; Wine cooler
• Bedrooms: Bedrooms located on the main level
• Flooring: Laminate; Vinyl
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Forced air heating; Oil heating
• Interior features: 4 total rooms; Eat-in kitchen; Living room; Bedroom with private bath; Full baths on main level
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $290k.

Deal economics

• At list price, monthly cash flow is $-104 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $272k (6.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (26.7% below list).
• Recommended offer: $213k (26.7% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 1.4% in Epping — 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 68/100 on livability (#58 in NH) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A, crime A-; Watch: amenities F, commute F.
• Epping School District (rural): math 32% / reading 50% proficiency, ranked #59 of 98 in NH (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 19% free/reduced lunch — higher-income household profile.
• Zoned schools: Epping Elementary School (math 27% / reading 52%, grade F, #164 of 263 statewide, top 64%, 456 students, 21% FRL); Epping Middle School (math 37% / reading 47%, grade D-, #42 of 96 statewide, top 44%, 185 students, 24% FRL); Epping High School (math 34% / reading 54%, grade F, #54 of 90 statewide, top 61%, 241 students, 16% FRL) — zoned schools at 20% FRL track the district average.
• Market conditions: 43 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,276 units permitted in Rockingham County in 2024 (593 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 28y 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 $152k; list at $290k implies a 91% gain — meaningful room to come down on a strong offer.

Recommended offer $212,563 (26.7% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
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: 0.73% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.54%
• DSCR: 0.93
• GRM: 11.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.2%
• Equity multiple: 0.48×
• Total profit: $-41,873
• Equity at exit: $55,858

10-year hold

• IRR: -5.6%
• Equity multiple: 0.57×
• Total profit: $-34,871
• Equity at exit: $47,293

Cash invested: $81,200 (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 03042

• Home prices YoY: -0.6%
• Active inventory: 43
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,126 medium
• Mortgage (P&I): −$1,521
• Tax from tax record: −$142 /mo · $1,702/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $-104

Break-even live

Break-even rent $2,258

Max offer price $271,591

Occupancy floor 100%

Sensitivity live

Price	-10% $60	-5% $-22	+0% $-104	+5% $-186	+10% $-268
Rent	-10% $-272	-5% $-188	+0% $-104	+5% $-20	+10% $64
Rate	-1.0pp $42	-0.5pp $-30	base $-104	+0.5pp $-179	+1.0pp $-256

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
113 Main St Apt 1 Epping, NH	2.0	1.0	825	$2,100	$2.55	0d	1	0.43mi
9 Bayberry Ln Unit 6 Epping, NH	2.0	1.0	980	$2,195	$2.24	0d	1	1.23mi

Listing history 3 events

1. 2026-06-21
   days on market $290,000 Active 3 DOM
2. 2026-06-19
   remarks 695-char remark
3. 2026-06-19
   listed $290,000 Active 1 DOM

ⓘ 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: $1,702 · $142/mo
• Projected year-2 tax: $4,012 · $334/mo
• Expected delta: +$2,310/yr (+$192/mo · 135.7%)

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

Taxation est. · year 1

• Rental income: $25,508
• − Mortgage interest: −$16,245
• − Property taxes: −$1,702
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,041
• − Management: −$2,041
• − Depreciation: −$8,436
• Taxable loss: −$6,407
• Est. tax savings @ 24.0%: +$1,538
• After-tax cash flow: $287/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: Epping School District
• NCES district ID: 3302880
• Math proficiency: 32% ▼ -24.00%
• Reading proficiency: 50% ▲ 2.00%
• Median HH income: $71,098
• Composite: 37.27/100
• National rank: #4450
• State rank: #59 of 98 in NH

Livability — Epping

• Score: 68/100
• State rank: #58
• US rank: #9863

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Epping, NH
• Population (ZIP): 7,300

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 (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Lithuanian 13% Romanian 6% Slovak 4%
• Foreign-born: 1% · Canada, Jamaica
• Languages at home: 95% English-only · Other Indo-European 3% Spanish 1% Russian/Polish/Slavic 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: ▼ -2.04%
• Current HPI: 341.903
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+287.2% since first listed

8 events — show timeline

• 2026-06-18 Listed $290,000 PrimeMLS
• 2026-06-18 Listed $290,000 PrimeMLS
• 2018-11-29 Sold (Public Records) $152,000 Public Records
• 2018-11-16 Sold (MLS) $152,000 PrimeMLS
• 2018-10-09 Contingent — PrimeMLS
• 2018-10-04 Listed $149,000 PrimeMLS
• 1998-11-24 Sold (MLS) $75,000 PrimeMLS
• 1998-07-02 Listed $74,900 PrimeMLS

Property tax history

+0.0%/yr

Latest (2018): $1,702 · +0.0% YoY. Source: county tax records.