22 Aspen Ln · Danbury, NH 03230

$148,900

2 bd · 1.0 ba · 480 sqft · Manufactured public records · 6 Days on market

Built 1988 8,712 sqft lot

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Why this score? — see what drove the B 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 +26.9/30.0
• Appreciation +10.0/10.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

22 Aspen Lane is a quaint and quiet single-wide mobile home on . 2 acres of owned land in Danbury, NH. The home is a 1988 Shamrock Home that has been recently placed on a brand new slab with a new septic system and utility hook ups. This home is centrally located just 10 minutes to Ragged Mountain Ski Area and close-by to dining and shopping.

Key facts

• Private lot
• Efficient floor plan
• Private sewer

Tags

• PRIVATE LOT
• CONCRETE SLAB
• PRIVATE WATER
• PRIVATE SEWER
• EFFICIENT FLOOR PLAN
• OWN YARD

Property features AI

Exterior

• Parking: Gravel driveway parking
• Utilities: Private water; Private sewer; Circuit breaker electrical service; Cable available; Telephone available; Internet availability unknown
• Home design: Manufactured / Mobile home; White exterior color
• Construction: Built in 1988; Metal and vinyl exterior; Metal roof
• Exterior features: Country setting; Wooded lot; Near skiing; Gravel driveway; Gravel road frontage (approx. 50')

Interior

• Kitchen: Kitchen combined with living area; Range (electric); Stove (electric); Dishwasher; Refrigerator; Water heater
• Bedrooms: Two bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Propane heating
• Interior features: Three total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $149k.

Deal economics

• At list price, monthly cash flow is $412 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Newfound Area School District (rural): math 35% / reading 48% proficiency, ranked #61 of 98 in NH (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Danbury Elementary School (math 30% / reading 50%, grade F, #155 of 263 statewide, top 62%, 76 students, 25% FRL).
• Market conditions: 16 active listings in the ZIP; 380 units permitted in Merrimack County in 2024 (28 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Merrimack County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y ago; this cycle's ask is 37% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $102k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $148,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.20% ✓
• Cap rate: 9.61%
• Cash-on-cash: 11.85%
• DSCR: 1.53
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.0%
• Equity multiple: 3.57×
• Total profit: $107,318
• Equity at exit: $134,141

10-year hold

• IRR: 28.4%
• Equity multiple: 8.09×
• Total profit: $295,438
• Equity at exit: $289,280

Cash invested: $41,692 (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 03230

• Home prices YoY: 33.5%
• Active inventory: 16
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,787 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$158 /mo · $1,890/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $412

Break-even live

Break-even rent $1,266

Max offer price $148,900

Occupancy floor 72%

Sensitivity live

Price	-10% $496	-5% $454	+0% $412	+5% $369	+10% $327
Rent	-10% $270	-5% $341	+0% $412	+5% $482	+10% $553
Rate	-1.0pp $487	-0.5pp $449	base $412	+0.5pp $373	+1.0pp $334

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: $37,225
• Closing costs: $4,467
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   days on market $148,900 Active 6 DOM
2. 2026-06-18
   days on market $148,900 Active 4 DOM
3. 2026-06-17
   days on market $148,900 Active 3 DOM
4. 2026-06-16
   days on market $148,900 Active 2 DOM
5. 2026-06-15
   statusdays on market $148,900 Active 1 DOM
6. 2026-06-13
   days on market $148,900 Coming Soon 3 DOM
7. 2026-06-12
   remarks 693-char remark
8. 2026-06-12
   listed $148,900 Coming Soon 2 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: $1,890 · $158/mo
• Projected year-2 tax: $2,568 · $214/mo
• Expected delta: +$678/yr (+$57/mo · 35.9%)

ⓘ 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 2/10 Low 7 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,448
• − Mortgage interest: −$8,341
• − Property taxes: −$1,890
• − Insurance: −$744
• − Repairs & maintenance: −$1,716
• − Management: −$1,716
• − Depreciation: −$4,332
• Taxable income: $2,709
• Est. tax owed @ 24.0%: −$650
• After-tax cash flow: $4,289/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: Newfound Area School District
• NCES district ID: 3305220
• Math proficiency: 35% ▼ -9.00%
• Reading proficiency: 48% ▼ -7.00%
• Median HH income: $53,994
• Composite: 36.07/100
• National rank: #4766
• State rank: #61 of 98 in NH

Livability — Danbury

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 1,539

Population outlook (Merrimack County) Hauer SSP2

• Today (2025): 151,287 people
• By 2030: 151,867 · +0.4%
• By 2040: 149,927 · -0.9%
• By 2050: 144,081 · -4.8%
• By 2075: 132,018 · -12.7%
• By 2100: 111,733 · -26.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Lithuanian 11% Romanian 2% Slovak 2%
• Foreign-born: 1% · Canada, China
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · Merrimack

• 2024 margin: Lean D (+5.2) · D 52.1% · R 46.9% · Other 1.0%
• 2008→2024 swing: -8.7pp toward R · 2008: 13.9pp · 2024: 5.2pp
• All cycles: 2024: D+5.2 2020: D+9.8 2016: D+3.1 2012: D+12.7 2008: D+13.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 106.24%
• Current HPI: 423.6878
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+36.6% since first listed

7 events — show timeline

• 2026-06-11 Coming Soon $148,900 PrimeMLS
• 2021-10-15 Sold (MLS) $102,000 PrimeMLS
• 2021-07-29 Contingent — PrimeMLS
• 2021-07-04 Price Changed $99,000 PrimeMLS
• 2021-05-21 Relisted — PrimeMLS
• 2021-05-15 Contingent — PrimeMLS
• 2021-05-13 Listed $109,000 PrimeMLS

Property tax history

+4.6%/yr

Latest (2024): $1,890 · +10.0% YoY. Source: county tax records.