31 Page Rd #14 · Londonderry, NH 03052

$60,000

2 bd · 1.0 ba · 963 sqft · Manufactured public records · 17 Days on market

Built 1965 $62/sqft · 63% below area $565/mo HOA · 30% of rent

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely re-done mobile home. Home was gutted from the studs in and has all new wiring and plumbing. Beautiful new oak kitchen with island and all new stainless appliances. Pergo wood floor throughout and tile in new bathroom. Lots of room in the open concept home with 2 spacious bedrooms and an enclosed 3 season porch. End unit on a cul de sac so has a very private, large yard with triple shed for storage. All new siding. The home looks brand new. Nothing to do but move your furniture in and call it home!!!! Won't last.

Key facts

• Bright kitchen
• Updated home
• Enclosed porch

Tags

• UPDATED HOME
• BRIGHT KITCHEN
• DEDICATED LAUNDRY ROOM
• ENCLOSED PORCH
• PRIVATE DEAD-END ROAD
• LOW-MAINTENANCE VINYL SIDING

Property features AI

Finance

• Other: Mobile co-op and park approval in place
• HOA & community: Monthly community/park fee of $565 covering sewer, trash, water, and park rent; One-time buy-in fee of $300

Exterior

• Parking: Driveway parking (dirt and gravel)
• Utilities: Community water; Shared septic; 100 Amp electrical service with circuit breakers; Internet availability unknown; Other utilities (unspecified)
• Home design: Single-wide manufactured home; Tan exterior; Membrane roof; Existing structure; Unit/lot #14; Built in 1965
• Construction: Vinyl siding; Manufactured home construction; Membrane roof; Built in 1965
• Exterior features: Corner, level lot; Dirt and gravel driveway; Located in a mobile home park (Hillsboro II)

Interior

• Kitchen: Dishwasher; Microwave; Electric range; Refrigerator
• Flooring: Laminate
• Bathrooms: One full bathroom
• Heating & cooling: Oil heating; Forced air
• Interior features: Five total rooms; Laminate flooring
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $489 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.1% vs local median 2.6% 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.
• Litchfield School District (rural): math 38% / reading 56% proficiency, ranked #34 of 98 in NH (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 7% free/reduced lunch — higher-income household profile.
• Market conditions: 52 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $415 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $65k (52%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.

Recommended offer $59,100 (1.5% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
5. 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.
6. 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.
7. 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: 3.17% ✓
• Cap rate: 16.08%
• Cash-on-cash: 34.95%
• DSCR: 2.56
• GRM: 2.6

CMA / ARV

• ARV (median comp): $150,026
• List price: $60,000
• Delta: -60.01%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 30.9%
• Equity multiple: 2.30×
• Total profit: $21,840
• Equity at exit: $8,946

10-year hold

• IRR: 38.2%
• Equity multiple: 4.62×
• Total profit: $60,758
• Equity at exit: $5,188

Cash invested: $16,800 (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 03052

• Home prices YoY: -13.9%
• Active inventory: 52
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,900 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$107 /mo · $1,284/yr
• Insurance: −$25
• HOA: −$565
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $489

Break-even live

Break-even rent $1,281

Max offer price $60,000

Occupancy floor 69%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
289 Derry Rd Unit A Hudson, NH	2.0	1.0	750	$1,900	$2.53	13d	1	0.53mi

HOA detail

• Monthly dues: $565 · $6,780/yr

Listing history 11 events

1. 2026-06-10
   status $60,000 Pending 17 DOM
2. 2026-06-09
   days on market $60,000 Active 17 DOM
3. 2026-06-08
   days on market $60,000 Active 16 DOM
4. 2026-06-07
   days on market $60,000 Active 15 DOM
5. 2026-06-03
   days on market $60,000 Active 11 DOM
6. 2026-06-03
   pricestatus $60,000 Active 10 DOM
7. 2026-05-12
   status Pending 1149-char remark
8. 2026-05-02
   listed $125,000 Active 1149-char remark
9. 2017-07-28
   soldstatus $60,000 Closed 529-char remark

   Show marketing remark (529 chars)

   Completely re-done mobile home. Home was gutted from the studs in and has all new wiring and plumbing. Beautiful new oak kitchen with island and all new stainless appliances. Pergo wood floor throughout and tile in new bathroom. Lots of room in the open concept home with 2 spacious bedrooms and an enclosed 3 season porch. End unit on a cul de sac so has a very private, large yard with triple shed for storage. All new siding. The home looks brand new. Nothing to do but move your furniture in and call it home!!!! Won't last.

10. 2017-07-18
    historical Active with Contract 529-char remark

    Show marketing remark (529 chars)

    Completely re-done mobile home. Home was gutted from the studs in and has all new wiring and plumbing. Beautiful new oak kitchen with island and all new stainless appliances. Pergo wood floor throughout and tile in new bathroom. Lots of room in the open concept home with 2 spacious bedrooms and an enclosed 3 season porch. End unit on a cul de sac so has a very private, large yard with triple shed for storage. All new siding. The home looks brand new. Nothing to do but move your furniture in and call it home!!!! Won't last.

11. 2017-07-18
    listed $60,000 Active 529-char remark

    Show marketing remark (529 chars)

    Completely re-done mobile home. Home was gutted from the studs in and has all new wiring and plumbing. Beautiful new oak kitchen with island and all new stainless appliances. Pergo wood floor throughout and tile in new bathroom. Lots of room in the open concept home with 2 spacious bedrooms and an enclosed 3 season porch. End unit on a cul de sac so has a very private, large yard with triple shed for storage. All new siding. The home looks brand new. Nothing to do but move your furniture in and call it home!!!! Won't last.

ⓘ 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: $1,284 · $107/mo
• Projected year-2 tax: $1,296 · $108/mo
• Expected delta: +$12/yr (+$1/mo · 0.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $22,800
• − Mortgage interest: −$3,361
• − Property taxes: −$1,284
• − Insurance: −$300
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − HOA: −$6,780
• − Depreciation: −$1,745
• Taxable income: $5,682
• Est. tax owed @ 24.0%: −$1,364
• After-tax cash flow: $4,509/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: Litchfield School District
• NCES district ID: 3304350
• Math proficiency: 38% ▼ -16.00%
• Reading proficiency: 56% ▼ -7.00%
• Median HH income: $95,178
• Composite: 44.55/100
• National rank: #2788
• State rank: #34 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): 8,495

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 (95%)
• Race & ethnicity: White 95% Two or more races 2%
• Common ancestry: Lithuanian 13% Romanian 6% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Other Indo-European 4% French/Haitian/Cajun 1% German/W. Germanic 1%

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: ▼ -63.42%
• Current HPI: 393.6097
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

8 events — show timeline

• 2026-06-09 Pending — PrimeMLS
• 2026-06-03 Price Changed $60,000 PrimeMLS
• 2026-06-02 Relisted — PrimeMLS
• 2026-05-12 Pending — PrimeMLS
• 2026-05-02 Listed $125,000 PrimeMLS
• 2017-07-28 Sold (MLS) $60,000 PrimeMLS
• 2017-07-18 Contingent — PrimeMLS
• 2017-07-18 Listed $60,000 PrimeMLS

Property tax history

+7.1%/yr

Latest (2024): $1,284 · -0.8% YoY. Source: county tax records.