211 Emerald Dr · Durham, NH 03825

$120,000

3 bd · 2.0 ba · 1,015 sqft · Manufactured public records · 36 Days on market

Built 1979 Est $142k · 16% under $515/mo HOA · 23% of rent

---

Why this score? — see what drove the A 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 +29.7/30.0
• ARV discount +14.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +4.2/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

NEW IMPROVED PRICE!!! Welcome to 211 Emerald Drive in beautiful Barrington! Nestled on a spacious and private lot set back from the road, this inviting home offers comfort, tranquility, and convenience all in one. With approximately 1,015 square feet of living space, this well-maintained home is located in a highly sought-after park known for its peaceful atmosphere, scenic walking areas, and nearby trails. Conveniently situated near the Lee Traffic Circle, you’ll enjoy easy access to shopping, dining, and everyday essentials while still appreciating the quiet setting this home provides. Natural sunlight fills the home throughout the day, creating a warm and welcoming feel with just t

Key facts

• Scenic walking areas
• Nearby trails
• Natural sunlight

Tags

• SPACIOUS AND PRIVATE LOT
• SCENIC WALKING AREAS
• NEARBY TRAILS
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING
• NATURAL SUNLIGHT

Property features AI

Finance

• Other: Road frontage: Dirt; Directions: Rt 4 into Emerald Acres off of Route 4 via Topaz Drive
• HOA & community: Monthly park/association fee of $515 covering plowing, sewer, trash, water and park rent; One-time buy-in fee of $450

Exterior

• Utilities: Public water; Holding tank sewer; 200 amp electrical service; High-speed internet available; Cable available
• Home design: Ranch style; Existing structure
• Construction: Aluminum siding; Shingle (asphalt) roof; Built in 1979; Mobile home: Redman Homes Walden (serial 12209318) located in Emerald Acres (park approved)
• Exterior features: Leased lot; Paved driveway

Interior

• Kitchen: Electric cooktop; Dishwasher; Refrigerator
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Baseboard heat; Wall AC units
• Interior features: 3 total rooms
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $436 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 2.2% 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: schools A+, crime A+, commute 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.
• Market conditions: 78 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 $13k of equity ($830 loan paydown + $12k appreciation (10.0% local appreciation)).
• Strafford County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1979 — 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 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?
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: 1.84% ✓
• Cap rate: 10.65%
• Cash-on-cash: 15.57%
• DSCR: 1.69
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $142,100
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37 Diamond Ln	0.20mi	3/2.0	1,144 (+13%)	18mo	$159,900	$140	54

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: 35.9%
• Equity multiple: 3.78×
• Total profit: $93,455
• Equity at exit: $108,106

10-year hold

• IRR: 31.0%
• Equity multiple: 8.56×
• Total profit: $254,020
• Equity at exit: $233,134

Cash invested: $33,600 (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: 78
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,207 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$113 /mo · $1,356/yr
• Insurance: −$50
• HOA: −$515
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $436

Break-even live

Break-even rent $1,655

Max offer price $120,000

Occupancy floor 75%

Sensitivity live

Price	-10% $504	-5% $470	+0% $436	+5% $402	+10% $368
Rent	-10% $262	-5% $349	+0% $436	+5% $523	+10% $610
Rate	-1.0pp $496	-0.5pp $467	base $436	+0.5pp $405	+1.0pp $373

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $515 · $6,180/yr

Listing history 11 events

1. 2026-06-13
   statusdays on market $120,000 Pending 36 DOM
2. 2026-06-09
   days on market $120,000 Active 33 DOM
3. 2026-06-08
   days on market $120,000 Active 32 DOM
4. 2026-06-07
   days on market $120,000 Active 31 DOM
5. 2026-06-04
   days on market $120,000 Active 28 DOM
6. 2026-06-03
   days on market $120,000 Active 27 DOM
7. 2026-06-02
   days on market $120,000 Active 26 DOM
8. 2026-06-01
   days on market $120,000 Active 25 DOM
9. 2026-05-31
   days on market $120,000 Active 24 DOM
10. 2026-05-21
    historical Active with Contract
11. 2026-05-07
    listed $130,000 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: $1,356 · $113/mo
• Projected year-2 tax: $1,986 · $166/mo
• Expected delta: +$630/yr (+$52/mo · 46.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% 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: $26,481
• − Mortgage interest: −$6,722
• − Property taxes: −$1,356
• − Insurance: −$600
• − Repairs & maintenance: −$2,119
• − Management: −$2,119
• − HOA: −$6,180
• − Depreciation: −$3,491
• Taxable income: $3,896
• Est. tax owed @ 24.0%: −$935
• After-tax cash flow: $4,298/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

2 events — show timeline

• 2026-05-21 Contingent — PrimeMLS
• 2026-05-07 Listed $130,000 PrimeMLS

Property tax history

+7.5%/yr

Latest (2024): $1,356 · +9.1% YoY. Source: county tax records.