446 Emerald Dr · Barrington, NH 03825

$194,900

3 bd · 2.0 ba · 1,146 sqft · Manufactured public records · 5 Days on market

Built 1997 Est $188k · at est. $515/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 +13.1/30.0
• Appreciation +10.0/10.0
• 1% rule +6.7/10.0
• ARV discount +5.8/15.0
• Schools +4.2/10.0
• DSCR +3.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Live in the sought after, resident-owned community of Emerald Acres Cooperative Park! This 3 bedroom, 2 bathroom home features a large open concept kitchen perfect for entertaining. Conveniently located near the Lee traffic circle, less than 1 hour to Concord, and only a ten minute drive to the University of New Hampshire. Pets under 50 pounds allowed.

Key facts

• Built 1997
• Listed 5 days

Property features AI

Finance

• Other: Located in Emerald Acres mobile park (park approval required; co-op yes); Privately maintained road frontage
• HOA & community: Monthly association/park fee; Fee covers landscaping, sewer, trash, water and park rent; Association provides landscaping and trash removal

Exterior

• Parking: Paved driveway
• Utilities: 200 Amp electric service; Water: community/private; Sewer: 1250 gallon / community / private; Internet: high-speed available; Cable available
• Home design: Manufactured home (Manuf/Mobile style); Single-story (all main level rooms); White exterior color; Shingle - Asphalt roof
• Construction: Vinyl siding; Built in 1997; Manufactured home structure
• Exterior features: Paved driveway; Interior lot; Landscaped; Located near shopping; Leased lot (park rent)

Interior

• Kitchen: Kitchen/Dining area; Includes dishwasher, refrigerator, electric stove
• Bedrooms: Three bedrooms (all on main level)
• Flooring: Laminate
• Bathrooms: Two full bathrooms (both on main level)
• Interior features: Five total rooms; Laminate flooring
• Laundry & utility: Water heater (domestic)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $195k.

Deal economics

• At list price, monthly cash flow is $-8 ($-93/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (0.7% below list).
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $194k (0.7% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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) — zoned schools at 9% FRL track the district average.
• Market conditions: 79 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 $21k of equity ($1k loan paydown + $19k 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 $55k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 7y ago; this cycle's ask is 62% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $118k; list at $195k implies a 66% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $193,525 (0.7% 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. 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: 1.17% ✓
• Cap rate: 6.24%
• Cash-on-cash: -0.17%
• DSCR: 0.99
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $187,944
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37 Diamond Ln	0.15mi	3/2.0	1,144 (-0%)	18mo	$159,900	$140	78
268 Emerald Dr	0.24mi	3/2.0	1,218 (+6%)	1mo	$200,000	$164	77
234 Emerald Dr	0.31mi	2/2.0 (-1)	1,299 (+13%)	4mo	$215,900	$166	55
256 Emerald Dr	0.26mi	2/2.5 (-1)	1,301 (+14%)	21mo	$208,000	$160	41

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: 24.2%
• Equity multiple: 2.94×
• Total profit: $105,973
• Equity at exit: $175,581

10-year hold

• IRR: 21.5%
• Equity multiple: 6.74×
• Total profit: $313,103
• Equity at exit: $378,648

Cash invested: $54,572 (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 03825

• Home prices YoY: 13.7%
• Active inventory: 79
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,286 medium
• Mortgage (P&I): −$1,022
• Tax from tax record: −$196 /mo · $2,347/yr
• Insurance: −$81
• HOA: −$515
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $-8

Break-even live

Break-even rent $2,296

Max offer price $193,525

Occupancy floor 95%

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: $48,725
• Closing costs: $5,847
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $515 · $6,180/yr

Listing history 8 events

1. 2026-06-18
   days on market $194,900 Active 5 DOM
2. 2026-06-17
   days on market $194,900 Active 4 DOM
3. 2026-06-16
   days on market $194,900 Active 3 DOM
4. 2026-06-15
   days on market $194,900 Active 2 DOM
5. 2026-06-13
   statusdays on market $194,900 Active 1 DOM
6. 2026-06-13
   days on market $194,900 Coming Soon 3 DOM
7. 2026-06-10
   remarks 699-char remark
8. 2026-06-10
   listed $194,900 Coming Soon 1 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: $2,347 · $196/mo
• Projected year-2 tax: $3,298 · $275/mo
• Expected delta: +$951/yr (+$79/mo · 40.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $27,434
• − Mortgage interest: −$10,917
• − Property taxes: −$2,347
• − Insurance: −$974
• − Repairs & maintenance: −$2,195
• − Management: −$2,195
• − HOA: −$6,180
• − Depreciation: −$5,670
• Taxable loss: −$3,044
• Est. tax savings @ 24.0%: +$731
• After-tax cash flow: $637/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 — Barrington

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

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

+143.9% since first listed

12 events — show timeline

• 2026-06-09 Coming Soon $194,900 PrimeMLS
• 2021-11-22 Sold (MLS) $117,500 PrimeMLS
• 2021-08-19 Contingent — PrimeMLS
• 2021-08-07 Relisted — PrimeMLS
• 2021-07-20 Contingent — PrimeMLS
• 2021-07-18 Relisted — PrimeMLS
• 2021-07-10 Contingent — PrimeMLS
• 2021-07-05 Listed $120,000 PrimeMLS
• 2019-05-24 Sold (Public Records) $80,000 Public Records
• 2019-05-24 Sold (MLS) $80,000 PrimeMLS
• 2019-04-03 Contingent — PrimeMLS
• 2019-03-05 Listed $79,900 PrimeMLS

Property tax history

+9.1%/yr

Latest (2024): $2,347 · +4.6% YoY. Source: county tax records.