13 Sparrow Dr · Durham, NH 03825

$299,000

3 bd · 2.0 ba · 1,549 sqft · Manufactured public records · 7 Days on market

Built 2005 Est $344k · 13% under $370/mo HOA · 14% 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 +13.4/15.0
• Appreciation +10.0/10.0
• Cash flow +7.6/30.0
• Schools +4.2/10.0
• Livability +4.2/5.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0

Listing remarks MLS

New listing in the desirable Pepperidge Woods Cooperative! Home is nicely situated at the beginning of a cul-de-sac, with the community center and playground close by. Attractive lot offers a nice buffer of trees out back along with a large storage shed. Side/back yard are fully fenced. The floor plan features a large, fully-applianced kitchen with dining area that's open to the living room. Stairs from the living room lead to a huge, unfinished attic that offers tons of storage space. Cozy gas fireplace in living room as well. Primary bedroom is good-sized and has its own 3/4 bath. Two additional bedrooms and main bath complete the picture! Washer and dryer stay. Home is on a foundation with a crawl space and bulkhead access. One of the amazing benefits of Pepperidge Woods is that it's eligible for Home Preferred financing. This means that although the home is on leased land, it's still eligible for lower interest rate financing - just like a single-family home on its own land! Additional features include a whole house generator and central air conditioning. Pepperidge is located close to the Mendum's Pond Recreation Area and offers easy access to Rout 4 for your commute to either the Seacoast or Concord.

Key facts

• Private bath
• Updated flooring
• Corner lot

Tags

• CORNER LOT
• OPEN-CONCEPT LAYOUT
• REFRESHED KITCHEN
• UPDATED FLOORING
• PRIVATE BATH
• AMPLE STORAGE

Property features AI

Finance

• HOA & community: Monthly association fee of 370; Association amenities include clubhouse, master insurance, playground, and trash removal; Roads: association/private, privately maintained

Exterior

• Parking: Paved driveway
• Utilities: Community water and drilled well; Shared septic; 100 amp electric; High-speed internet available; Cable available; Propane (LP) gas available
• Home design: Ranch style home; Existing construction; Mobile home located in a park (Pepperidge Woods); Mobile anchored and park approved
• Construction: Vinyl siding; Shingle roof; Built in 2005; Mobile home make: Burlington Homes of Maine, model: Burlington Special
• Exterior features: Interior lot; Leased lot; Trail/near trail; Wooded setting; Near shopping; Paved driveway

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bath; One 3/4 bath
• Heating & cooling: Propane heating; Central air conditioning
• Interior features: Five total rooms; Eat-in kitchen; Dining room
• Laundry & utility: Crawl space basement; Walk-up basement access

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $299k.

Deal economics

• At list price, monthly cash flow is $-354 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (20.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $257k (13.9% below list).
• Recommended offer: $237k (20.9% below list) — sets the bar for cash-flow.
• Cap rate 4.9% vs local median 2.3% in Durham — 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 85/100 on livability (#7 in NH, #523 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, health & safety A; Watch: cost of living D, amenities D-.
• Barrington School District (rural): math 45% / reading 47% proficiency, ranked #44 of 98 in NH (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: Barrington Elementary School (math 42% / reading 42%, grade F, #141 of 263 statewide, top 58%, 424 students, 9% FRL); Barrington Middle School (math 47% / reading 49%, grade C-, #29 of 96 statewide, top 29%, 382 students, 11% FRL) — zoned schools at 10% FRL track the district average.
• Market conditions: 77 active listings in the ZIP; 951 units permitted in Strafford County in 2024 (551 in 5+ unit buildings).

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $30k appreciation (10.0% local appreciation)).
• Strafford County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 15y 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 $230k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $236,506 (20.9% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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?
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: 0.86% ✗
• Cap rate: 4.87%
• Cash-on-cash: -5.07%
• DSCR: 0.77
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $343,878
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13 Sparrow Dr	0.00mi	3/2.0	1,344 (-13%)	0mo	$299,900	$223	78
15 Nuthatch Loop	0.04mi	3/2.0	1,344 (-13%)	10mo	$299,000	$222	67
3 Goldfinch Rd	0.27mi	3/2.0	1,344 (-13%)	4mo	$227,500	$169	62
12 Nuthatch Loop	0.04mi	3/2.0	1,344 (-13%)	18mo	$280,000	$208	62

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: 20.7%
• Equity multiple: 2.68×
• Total profit: $140,548
• Equity at exit: $269,363

10-year hold

• IRR: 18.8%
• Equity multiple: 6.16×
• Total profit: $432,077
• Equity at exit: $580,891

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 03825

• Home prices YoY: 13.7%
• Active inventory: 77
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,573 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$324 /mo · $3,889/yr
• Insurance: −$125
• HOA: −$370
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $-354

Break-even live

Break-even rent $3,021

Max offer price $236,506

Occupancy floor —

Sensitivity live

Price	-10% $-185	-5% $-269	+0% $-354	+5% $-438	+10% $-523
Rent	-10% $-557	-5% $-455	+0% $-354	+5% $-252	+10% $-150
Rate	-1.0pp $-203	-0.5pp $-278	base $-354	+0.5pp $-431	+1.0pp $-510

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: $370 · $4,440/yr
• Likely covers: gas

Listing history 8 events

1. 2026-05-07
   status Pending
2. 2026-04-30
   listed $299,000 Active
3. 2022-08-03
   soldstatus $230,000
4. 2022-07-29
   soldstatus $230,000 Closed 1228-char remark

   Show marketing remark (1228 chars)

   New listing in the desirable Pepperidge Woods Cooperative! Home is nicely situated at the beginning of a cul-de-sac, with the community center and playground close by. Attractive lot offers a nice buffer of trees out back along with a large storage shed. Side/back yard are fully fenced. The floor plan features a large, fully-applianced kitchen with dining area that's open to the living room. Stairs from the living room lead to a huge, unfinished attic that offers tons of storage space. Cozy gas fireplace in living room as well. Primary bedroom is good-sized and has its own 3/4 bath. Two additional bedrooms and main bath complete the picture! Washer and dryer stay. Home is on a foundation with a crawl space and bulkhead access. One of the amazing benefits of Pepperidge Woods is that it's eligible for Home Preferred financing. This means that although the home is on leased land, it's still eligible for lower interest rate financing - just like a single-family home on its own land! Additional features include a whole house generator and central air conditioning. Pepperidge is located close to the Mendum's Pond Recreation Area and offers easy access to Rout 4 for your commute to either the Seacoast or Concord.

5. 2022-06-19
   historical Active with Contract 1228-char remark

   Show marketing remark (1228 chars)

   New listing in the desirable Pepperidge Woods Cooperative! Home is nicely situated at the beginning of a cul-de-sac, with the community center and playground close by. Attractive lot offers a nice buffer of trees out back along with a large storage shed. Side/back yard are fully fenced. The floor plan features a large, fully-applianced kitchen with dining area that's open to the living room. Stairs from the living room lead to a huge, unfinished attic that offers tons of storage space. Cozy gas fireplace in living room as well. Primary bedroom is good-sized and has its own 3/4 bath. Two additional bedrooms and main bath complete the picture! Washer and dryer stay. Home is on a foundation with a crawl space and bulkhead access. One of the amazing benefits of Pepperidge Woods is that it's eligible for Home Preferred financing. This means that although the home is on leased land, it's still eligible for lower interest rate financing - just like a single-family home on its own land! Additional features include a whole house generator and central air conditioning. Pepperidge is located close to the Mendum's Pond Recreation Area and offers easy access to Rout 4 for your commute to either the Seacoast or Concord.

6. 2022-06-13
   listed $219,900 Active 1228-char remark

   Show marketing remark (1228 chars)

   New listing in the desirable Pepperidge Woods Cooperative! Home is nicely situated at the beginning of a cul-de-sac, with the community center and playground close by. Attractive lot offers a nice buffer of trees out back along with a large storage shed. Side/back yard are fully fenced. The floor plan features a large, fully-applianced kitchen with dining area that's open to the living room. Stairs from the living room lead to a huge, unfinished attic that offers tons of storage space. Cozy gas fireplace in living room as well. Primary bedroom is good-sized and has its own 3/4 bath. Two additional bedrooms and main bath complete the picture! Washer and dryer stay. Home is on a foundation with a crawl space and bulkhead access. One of the amazing benefits of Pepperidge Woods is that it's eligible for Home Preferred financing. This means that although the home is on leased land, it's still eligible for lower interest rate financing - just like a single-family home on its own land! Additional features include a whole house generator and central air conditioning. Pepperidge is located close to the Mendum's Pond Recreation Area and offers easy access to Rout 4 for your commute to either the Seacoast or Concord.

7. 2011-11-23
   soldstatus $74,900 289-char remark

   Show marketing remark (289 chars)

   - Three bedroom ranch style home in nearly new condition, home offers open concept living room/kitchen, 2 full baths, walk-up attic, and all appliances including washer and dryer. Neighborhood amenities include community center and playground. Mendum's Pond Recreation Area is also nearby.

8. 2011-05-01
   listed $78,900 289-char remark

   Show marketing remark (289 chars)

   - Three bedroom ranch style home in nearly new condition, home offers open concept living room/kitchen, 2 full baths, walk-up attic, and all appliances including washer and dryer. Neighborhood amenities include community center and playground. Mendum's Pond Recreation Area is also nearby.

ⓘ 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: $3,889 · $324/mo
• Projected year-2 tax: $5,204 · $434/mo
• Expected delta: +$1,315/yr (+$110/mo · 33.8%)

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

Taxation est. · year 1

• Rental income: $30,879
• − Mortgage interest: −$16,749
• − Property taxes: −$3,889
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,470
• − Management: −$2,470
• − HOA: −$4,440
• − Depreciation: −$8,698
• Taxable loss: −$9,332
• Est. tax savings @ 24.0%: +$2,240
• After-tax cash flow: $-2,005/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: Barrington School District
• NCES district ID: 3301650
• Math proficiency: 45% ▼ -7.00%
• Reading proficiency: 47% ▼ -11.00%
• Median HH income: $78,443
• Composite: 42.19/100
• National rank: #3289
• State rank: #44 of 98 in NH

Livability — Durham

• Score: 85/100
• State rank: #7
• US rank: #523

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,420

Population outlook (Strafford County) Hauer SSP2

• Today (2025): 132,503 people
• By 2030: 135,377 · +2.2%
• By 2040: 139,609 · +5.4%
• By 2050: 141,803 · +7.0%
• By 2075: 149,280 · +12.7%
• By 2100: 148,667 · +12.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 8% Hispanic / Latino 3% Black 2%
• Common ancestry: Lithuanian 13% Slovak 5% Romanian 5%
• Foreign-born: 1% · Canada

Political lean MEDSL · Strafford

• 2024 margin: D (+12.1) · D 55.5% · R 43.5% · Other 1.0%
• 2008→2024 swing: -8.3pp toward R · 2008: 20.4pp · 2024: 12.1pp
• All cycles: 2024: D+12.1 2020: D+15.2 2016: D+8.6 2012: D+14.5 2008: D+20.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 50.84%
• Current HPI: 422.7577
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+279.0% since first listed

8 events — show timeline

• 2026-05-07 Pending — PrimeMLS
• 2026-04-30 Listed $299,000 PrimeMLS
• 2022-08-03 Sold (Public Records) $230,000 Public Records
• 2022-07-29 Sold (MLS) $230,000 PrimeMLS
• 2022-06-19 Contingent — PrimeMLS
• 2022-06-13 Listed $219,900 PrimeMLS
• 2011-11-23 Sold (MLS) $74,900 PrimeMLS
• 2011-05-01 Listed $78,900 PrimeMLS

Property tax history

+6.8%/yr

Latest (2024): $3,889 · +5.4% YoY. Source: county tax records.