13 Noble Pl · Londonderry, NH 03053

$169,900

2 bd · 2.0 ba · 858 sqft · Manufactured · 1 Days on market

Built 2026 Excellent condition Est $116k · 47% over $571/mo HOA · 23% of rent

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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 +20.7/30.0
• 1% rule +9.7/10.0
• DSCR +6.6/10.0
• Condition / age +5.0/5.0
• Schools +4.7/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Discover comfort and convenience in this brand new manufactured home offering 880 square feet of efficient living space. This 2-bedroom, 2-bathroom home features an open-concept floor plan that seamlessly connects the living, dining, and kitchen areas, creating a bright and welcoming environment perfect for everyday living and entertaining. Two generously sized bedrooms provide privacy and relaxation, while two full bathrooms add convenience for family members and guests alike. Whether you're a first-time homebuyer, downsizing, or looking for an affordable and attractive housing option, this home offers the perfect blend of charm, efficiency, and livability.

Key facts

• Built 2026

Property features AI

Finance

• HOA & community: Monthly park/HOA fee of $571 covering water, sewer, trash and park rent

Exterior

• Parking: Paved driveway
• Utilities: Public water; Community sewer; Circuit breaker electrical service; Internet via cable; LP/bottle gas
• Home design: Manufactured / Mobile home; Existing construction; Shingle - Asphalt roof; Facing direction not specified; Entry level: main level
• Construction: Vinyl siding; Built in 2026
• Exterior features: Level lot; Paved driveway; Located in Whistling Pines mobile park (park approved)

Interior

• Kitchen: Kitchen on the main level (13x13); Refrigerator; Electric stove
• Bedrooms: Two bedrooms on the main level (13x12 and 10x10)
• Bathrooms: Two full bathrooms
• Heating & cooling: Propane heating
• Interior features: Four total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $170k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $230 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Cap rate 7.9% vs local median 2.5% in Londonderry — 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 80/100 on livability (#16 in NH, #1,834 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D, amenities F, commute F.
• Londonderry School District (suburban): math 42% / reading 58% proficiency, ranked #27 of 98 in NH (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: 77 active listings in the ZIP; 1 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 (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.47% ✓
• Cap rate: 7.92%
• Cash-on-cash: 5.80%
• DSCR: 1.26
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $115,830
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
40 Pinyon Pl	0.08mi	2/2.0	858 (0%)	4mo	$155,000	$181	92
55 Norwich Pl	0.12mi	2/2.0	924 (+8%)	4mo	$125,000	$135	78
40 Norwich Pl	0.05mi	2/2.0	924 (+8%)	9mo	$125,000	$135	77
2 Atlas Pl	0.23mi	2/2.0	924 (+8%)	1mo	$174,000	$188	76
84 Pinyon Pl	0.25mi	2/1.5	840 (-2%)	11mo	$110,000	$131	74
7 Noble Pl	0.03mi	2/1.0	924 (+8%)	14mo	$109,000	$118	70
41 Conifer Pl	0.08mi	2/2.0	924 (+8%)	18mo	$132,500	$143	69
8 Balsam Pl	0.17mi	2/2.0	812 (-5%)	18mo	$150,000	$185	68
3 Singleleaf Pl	0.11mi	2/1.0	924 (+8%)	15mo	$77,500	$84	66
29 Wayne Dr #29	0.36mi	2/2.0	924 (+8%)	7mo	$161,250	$175	65
16 Scots Pl	0.20mi	2/1.0	924 (+8%)	15mo	$110,000	$119	62
31 Wayne Dr	0.40mi	3/1.0 (+1)	944 (+10%)	15mo	$80,000	$85	43

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.1%
• Equity multiple: 0.74×
• Total profit: $-12,503
• Equity at exit: $25,333

10-year hold

• IRR: 2.8%
• Equity multiple: 1.20×
• Total profit: $9,543
• Equity at exit: $14,690

Cash invested: $47,572 (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 03053

• Active inventory: 77
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,548/yr
• Insurance: −$71
• HOA: −$571
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $230

Break-even live

Break-even rent $2,209

Max offer price $169,900

Occupancy floor 86%

Sensitivity live

Price	-10% $347	-5% $289	+0% $230	+5% $171	+10% $112
Rent	-10% $32	-5% $131	+0% $230	+5% $329	+10% $427
Rate	-1.0pp $315	-0.5pp $273	base $230	+0.5pp $186	+1.0pp $141

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30 Emerald Dr Derry, NH	2.0	1.5	1100	$2,500	$2.27	0d	1	1.06mi

HOA detail

• Monthly dues: $571 · $6,852/yr

Listing history 2 events

1. 2026-06-17
   remarks 666-char remark
2. 2026-06-17
   listed $169,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,000
• − Mortgage interest: −$9,517
• − Property taxes: −$2,548
• − Insurance: −$850
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − HOA: −$6,852
• − Depreciation: −$4,943
• Taxable income: $490
• Est. tax owed @ 24.0%: −$118
• After-tax cash flow: $2,641/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.

Condition & rehab AI · 12 photos

Excellent 100/100 None rehab

This brand new manufactured home is in excellent condition with modern finishes and a well-maintained exterior. It offers a great blend of comfort and efficiency, making it an attractive option for both buyers and renters.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and can increase both resale and rental value.
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value.
• Both Adding a small front porch — Can increase both resale and rental value by adding a welcoming entryway.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Adding a small front porch — Can increase both resale and rental value by adding a welcoming entryway. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Londonderry School District
• NCES district ID: 3304410
• Math proficiency: 42% ▼ -8.00%
• Reading proficiency: 58% ▼ -5.00%
• Median HH income: $91,272
• Composite: 46.67/100
• National rank: #2404
• State rank: #27 of 98 in NH

Livability — Londonderry

• Score: 80/100
• State rank: #16
• US rank: #1834

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 25,930

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 (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 4% Asian 1%
• Common ancestry: Lithuanian 7% Romanian 4% Slovak 4%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -308.17%
• Current HPI: 319.5718
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-17 Listed $169,900 PrimeMLS