4 Briarwood Dr · East Merrimack, NH 03054

$239,900

3 bd · 2.0 ba · 1,228 sqft · Manufactured public records · 34 Days on market

Built 1976 $400/mo HOA

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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 +21.5/30.0
• ARV discount +15.0/15.0
• 1% rule +7.5/10.0
• DSCR +6.9/10.0
• Schools +4.3/10.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back on market due to buyer financing. Now is your opportunity! Welcome to this well-maintained and inviting three-bedroom, two-bath manufactured home located in the highly desirable Camp Sargent Co-Op community. Nestled on a spacious and level lot, this home offers a wonderful blend of comfort, convenience, and easy living. Step inside to a bright and generously sized eat-in kitchen, perfect for everyday meals or hosting gatherings. The primary bedroom is thoughtfully positioned for privacy and features its own full en-suite bathroom. Two additional bedrooms provide flexible options for guests, a home office, or hobby space. A standout feature of this property is the 10’ x 16’ covered porch located just off the kitchen, creating an ideal outdoor extension of the living area for relaxing, dining, or entertaining during the warmer months. The large double-wide driveway offers ample parking, complemented by a convenient carport that can shelter one vehicle. Additional highlights include natural gas availability at the street, and a pet-friendly policy allowing both cats and dogs. The location is exceptionally convenient—minutes to shopping, dining, medical facilities, and major commuter routes, with some amenities within easy walking distance. This is a wonderful opportunity to enjoy comfortable, affordable living in a well-managed community.

Key facts

• Built 1976
• Listed 34 days

🏢 Co-op / cooperative unit. The $239,900 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $240k.

Deal economics

• At list price, monthly cash flow is $361 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $233k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 3.2% in East Merrimack — 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 76/100 on livability (#23 in NH, #3,310 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Merrimack School District (suburban): math 36% / reading 55% proficiency, ranked #41 of 98 in NH (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+3.4%/yr); 97 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $2k of loan paydown is wiped out by about $7k 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 34 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y 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 $200k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 23% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $232,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.25% ✓
• Cap rate: 8.10%
• Cash-on-cash: 6.45%
• DSCR: 1.29
• GRM: 6.7

CMA / ARV

• ARV (median comp): $478,069
• List price: $239,900
• Delta: -49.82%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 Sherwood Ln	0.22mi	2/2.0 (-1)	1,386 (+13%)	2mo	$282,000	$203	62
7 Cottonwood Ln	0.13mi	2/2.0 (-1)	1,108 (-10%)	18mo	$209,000	$189	57

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 · 3.42% rent growth · sell at horizon

5-year hold

• IRR: -5.7%
• Equity multiple: 0.79×
• Total profit: $-14,362
• Equity at exit: $35,770

10-year hold

• IRR: 4.6%
• Equity multiple: 1.35×
• Total profit: $23,398
• Equity at exit: $20,742

Cash invested: $67,172 (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 03054

• Rents YoY: 3.4%
• Active inventory: 97
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,995 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$247 /mo · $2,967/yr
• Insurance: −$100
• HOA: −$400
• Vacancy / Maint / Mgmt: −$629
• Net cashflow: $361

Break-even live

Break-even rent $2,538

Max offer price $239,900

Occupancy floor 83%

Sensitivity live

Price	-10% $497	-5% $429	+0% $361	+5% $293	+10% $225
Rent	-10% $124	-5% $243	+0% $361	+5% $479	+10% $597
Rate	-1.0pp $482	-0.5pp $422	base $361	+0.5pp $299	+1.0pp $235

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
32 Sentry Way Merrimack, NH	2.0	1.5	1310	$2,750	$2.10	14d	1	0.23mi
246 Daniel Webster Hwy Merrimack, NH	2.0	1.0–2.0	667	$3,300	$4.94	14d	1	0.28mi
1 Vanderbilt Dr Merrimack, NH	2.0	1.0–2.0	792	$2,874	$3.63	14d	16	0.56mi

HOA detail

• Monthly dues: $400 · $4,800/yr
• Likely covers: gas

Listing history 15 events

1. 2026-05-16
   status Pending 1380-char remark

   Show marketing remark (1380 chars)

   Back on market due to buyer financing. Now is your opportunity! Welcome to this well-maintained and inviting three-bedroom, two-bath manufactured home located in the highly desirable Camp Sargent Co-Op community. Nestled on a spacious and level lot, this home offers a wonderful blend of comfort, convenience, and easy living. Step inside to a bright and generously sized eat-in kitchen, perfect for everyday meals or hosting gatherings. The primary bedroom is thoughtfully positioned for privacy and features its own full en-suite bathroom. Two additional bedrooms provide flexible options for guests, a home office, or hobby space. A standout feature of this property is the 10’ x 16’ covered porch located just off the kitchen, creating an ideal outdoor extension of the living area for relaxing, dining, or entertaining during the warmer months. The large double-wide driveway offers ample parking, complemented by a convenient carport that can shelter one vehicle. Additional highlights include natural gas availability at the street, and a pet-friendly policy allowing both cats and dogs. The location is exceptionally convenient—minutes to shopping, dining, medical facilities, and major commuter routes, with some amenities within easy walking distance. This is a wonderful opportunity to enjoy comfortable, affordable living in a well-managed community.

2. 2026-04-17
   status Active 1380-char remark

   Show marketing remark (1380 chars)

   Back on market due to buyer financing. Now is your opportunity! Welcome to this well-maintained and inviting three-bedroom, two-bath manufactured home located in the highly desirable Camp Sargent Co-Op community. Nestled on a spacious and level lot, this home offers a wonderful blend of comfort, convenience, and easy living. Step inside to a bright and generously sized eat-in kitchen, perfect for everyday meals or hosting gatherings. The primary bedroom is thoughtfully positioned for privacy and features its own full en-suite bathroom. Two additional bedrooms provide flexible options for guests, a home office, or hobby space. A standout feature of this property is the 10’ x 16’ covered porch located just off the kitchen, creating an ideal outdoor extension of the living area for relaxing, dining, or entertaining during the warmer months. The large double-wide driveway offers ample parking, complemented by a convenient carport that can shelter one vehicle. Additional highlights include natural gas availability at the street, and a pet-friendly policy allowing both cats and dogs. The location is exceptionally convenient—minutes to shopping, dining, medical facilities, and major commuter routes, with some amenities within easy walking distance. This is a wonderful opportunity to enjoy comfortable, affordable living in a well-managed community.

3. 2026-04-05
   status Pending 1380-char remark

   Show marketing remark (1380 chars)

   Back on market due to buyer financing. Now is your opportunity! Welcome to this well-maintained and inviting three-bedroom, two-bath manufactured home located in the highly desirable Camp Sargent Co-Op community. Nestled on a spacious and level lot, this home offers a wonderful blend of comfort, convenience, and easy living. Step inside to a bright and generously sized eat-in kitchen, perfect for everyday meals or hosting gatherings. The primary bedroom is thoughtfully positioned for privacy and features its own full en-suite bathroom. Two additional bedrooms provide flexible options for guests, a home office, or hobby space. A standout feature of this property is the 10’ x 16’ covered porch located just off the kitchen, creating an ideal outdoor extension of the living area for relaxing, dining, or entertaining during the warmer months. The large double-wide driveway offers ample parking, complemented by a convenient carport that can shelter one vehicle. Additional highlights include natural gas availability at the street, and a pet-friendly policy allowing both cats and dogs. The location is exceptionally convenient—minutes to shopping, dining, medical facilities, and major commuter routes, with some amenities within easy walking distance. This is a wonderful opportunity to enjoy comfortable, affordable living in a well-managed community.

4. 2026-03-30
   listed $239,900 Active 1380-char remark

   Show marketing remark (1380 chars)

   Back on market due to buyer financing. Now is your opportunity! Welcome to this well-maintained and inviting three-bedroom, two-bath manufactured home located in the highly desirable Camp Sargent Co-Op community. Nestled on a spacious and level lot, this home offers a wonderful blend of comfort, convenience, and easy living. Step inside to a bright and generously sized eat-in kitchen, perfect for everyday meals or hosting gatherings. The primary bedroom is thoughtfully positioned for privacy and features its own full en-suite bathroom. Two additional bedrooms provide flexible options for guests, a home office, or hobby space. A standout feature of this property is the 10’ x 16’ covered porch located just off the kitchen, creating an ideal outdoor extension of the living area for relaxing, dining, or entertaining during the warmer months. The large double-wide driveway offers ample parking, complemented by a convenient carport that can shelter one vehicle. Additional highlights include natural gas availability at the street, and a pet-friendly policy allowing both cats and dogs. The location is exceptionally convenient—minutes to shopping, dining, medical facilities, and major commuter routes, with some amenities within easy walking distance. This is a wonderful opportunity to enjoy comfortable, affordable living in a well-managed community.

5. 2026-03-27
   historical $239,900 1380-char remark

   Show marketing remark (1380 chars)

   Back on market due to buyer financing. Now is your opportunity! Welcome to this well-maintained and inviting three-bedroom, two-bath manufactured home located in the highly desirable Camp Sargent Co-Op community. Nestled on a spacious and level lot, this home offers a wonderful blend of comfort, convenience, and easy living. Step inside to a bright and generously sized eat-in kitchen, perfect for everyday meals or hosting gatherings. The primary bedroom is thoughtfully positioned for privacy and features its own full en-suite bathroom. Two additional bedrooms provide flexible options for guests, a home office, or hobby space. A standout feature of this property is the 10’ x 16’ covered porch located just off the kitchen, creating an ideal outdoor extension of the living area for relaxing, dining, or entertaining during the warmer months. The large double-wide driveway offers ample parking, complemented by a convenient carport that can shelter one vehicle. Additional highlights include natural gas availability at the street, and a pet-friendly policy allowing both cats and dogs. The location is exceptionally convenient—minutes to shopping, dining, medical facilities, and major commuter routes, with some amenities within easy walking distance. This is a wonderful opportunity to enjoy comfortable, affordable living in a well-managed community.

6. 2022-08-10
   soldstatus $199,533
7. 2022-08-02
   soldstatus $199,500 Closed 683-char remark

   Show marketing remark (683 chars)

   Large 3 bedroom, 2 bath double wide manufactured home in desirable Camp Sargent Co-op. Home is situated on a large level lot. Big eat-in kitchen. Primary bedroom has private full bathroom. 10 x 16 covered porch off kitchen. Newer windows, roof and hot water tank. Amble parking with double wide driveway and 1 carport. Natural gas available at the street. Cats and dogs are allowed. No breed restrictions for dogs. Financing options are more available due to the park being resident owned and the manufacture date of the home being built after June 15, 1976. Just minutes away to all amenities, some within walking distance. Subject to Sellers finding and securing suitable housing.

8. 2022-07-01
   status Pending 683-char remark

   Show marketing remark (683 chars)

   Large 3 bedroom, 2 bath double wide manufactured home in desirable Camp Sargent Co-op. Home is situated on a large level lot. Big eat-in kitchen. Primary bedroom has private full bathroom. 10 x 16 covered porch off kitchen. Newer windows, roof and hot water tank. Amble parking with double wide driveway and 1 carport. Natural gas available at the street. Cats and dogs are allowed. No breed restrictions for dogs. Financing options are more available due to the park being resident owned and the manufacture date of the home being built after June 15, 1976. Just minutes away to all amenities, some within walking distance. Subject to Sellers finding and securing suitable housing.

9. 2022-06-20
   listed $199,500 Active 683-char remark

   Show marketing remark (683 chars)

   Large 3 bedroom, 2 bath double wide manufactured home in desirable Camp Sargent Co-op. Home is situated on a large level lot. Big eat-in kitchen. Primary bedroom has private full bathroom. 10 x 16 covered porch off kitchen. Newer windows, roof and hot water tank. Amble parking with double wide driveway and 1 carport. Natural gas available at the street. Cats and dogs are allowed. No breed restrictions for dogs. Financing options are more available due to the park being resident owned and the manufacture date of the home being built after June 15, 1976. Just minutes away to all amenities, some within walking distance. Subject to Sellers finding and securing suitable housing.

10. 2016-08-16
    soldstatus $80,000 Sold
11. 2016-08-16
    soldstatus $80,000 Closed
12. 2016-08-11
    status Contingent
13. 2016-07-07
    historical Active with Contract
14. 2016-06-10
    listed $86,700 New
15. 2016-06-09
    listed $86,700 Active

ⓘ 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: $2,967 · $247/mo
• Projected year-2 tax: $4,098 · $342/mo
• Expected delta: +$1,131/yr (+$94/mo · 38.1%)

ⓘ 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 4/10 Moderate 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,941
• − Mortgage interest: −$13,438
• − Property taxes: −$2,967
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,875
• − Management: −$2,875
• − HOA: −$4,800
• − Depreciation: −$6,979
• Taxable income: $807
• Est. tax owed @ 24.0%: −$194
• After-tax cash flow: $4,136/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: Merrimack School District
• NCES district ID: 3304740
• Math proficiency: 36% ▼ -18.00%
• Reading proficiency: 55% ▼ -2.00%
• Median HH income: $91,055
• Composite: 42.9/100
• National rank: #3121
• State rank: #41 of 98 in NH

Livability — East Merrimack

• Score: 76/100
• State rank: #23
• US rank: #3310

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hillsborough County · 309,362 people
• Metro: Manchester-Nashua, NH
• Population (ZIP): 28,176
• Household income: $127,303
• Rent vs Own: 11.1% rent · 88.9% own
• Severe rent burden: 124.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 5% Asian 5% Two or more races 4%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Lithuanian 10% Romanian 4% Italian 3%
• Foreign-born: 7% · Canada, South Korea, Jamaica
• Languages at home: 92% English-only · Other Indo-European 2% Spanish 2% French/Haitian/Cajun 2%

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: ▼ -229.70%
• Current HPI: 346.4656
• Rent YoY: ▲ 3.42%
• Metro: Manchester-Nashua, NH
• State GDP YoY: —
• F500 in state: 0

Price history

+176.7% since first listed

15 events — show timeline

• 2026-05-16 Pending — PrimeMLS
• 2026-04-17 Relisted — PrimeMLS
• 2026-04-05 Pending — PrimeMLS
• 2026-03-30 Listed $239,900 PrimeMLS
• 2026-03-27 Coming Soon $239,900 PrimeMLS
• 2022-08-10 Sold (Public Records) $199,533 Public Records
• 2022-08-02 Sold (MLS) $199,500 PrimeMLS
• 2022-07-01 Pending — PrimeMLS
• 2022-06-20 Listed $199,500 PrimeMLS
• 2016-08-16 Sold (MLS) $80,000 PrimeMLS
• 2016-08-16 Sold (MLS) $80,000 MLS PIN
• 2016-08-11 Pending — MLS PIN
• 2016-07-07 Contingent — PrimeMLS
• 2016-06-10 Listed $86,700 MLS PIN
• 2016-06-09 Listed $86,700 PrimeMLS

Property tax history

+5.4%/yr

Latest (2025): $2,967 · +6.8% YoY. Source: county tax records.