22 Brook Cir · Loudon, NH 03307

$83,900

2 bd · 1.0 ba · 934 sqft · Manufactured public records · 50 Days on market

Built 1983 $90/sqft · 34% below area Est $112k · 25% under $550/mo HOA · 42% of rent ↓ 9% since listing

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• Cash flow +9.8/30.0
• Livability +4.0/5.0
• Schools +2.9/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Scotch Pines! This 2-bedroom, 1-bath home is ideally situated on a desirable corner lot in a park neighborhood off Route 106, conveniently located between Concord and the Lakes Region. Enjoy outdoor living with an expansive yard-perfect for summer relaxation and entertaining. The home features a welcoming front deck, ideal for morning coffee or unwinding at the end of the day. A storage shed is included, offering added convenience. Recent updates provide peace of mind, including a roof just 5 years old and a propane furnace replaced 3 years ago. Park approval is required through an application process. Indoor cats only. Monthly lot rent is $550. A great opportunity for affordable

Key facts

• Front deck
• Recent updates
• Expansive yard

Tags

• CORNER LOT
• EXPANSIVE YARD
• FRONT DECK
• STORAGE SHED
• RECENT UPDATES
• PROPANE FURNACE

Property features AI

Finance

• HOA & community: Association fee $550 per month; Located in Scotch Pines development; Roads: association/private, paved and privately maintained

Exterior

• Parking: Driveway parking
• Utilities: Community water; Community sewer with leach field; Circuit breaker electrical; Propane (LP/Bottle) gas; High-speed internet available on-site
• Home design: Manufactured/Mobile home; Single-story (main living on one level); Located in Scotch Pines mobile park (park approved)
• Construction: Built in 1983; Aluminum siding; Asphalt shingle roof; Mobile serial number: Serial #20580321-55; Mobile make/model: 1983 Aircraft 14 x 70
• Exterior features: Corner lot; Near golf course; Dirt driveway

Interior

• Kitchen: Stove - Electric; Refrigerator
• Bedrooms: Two bedrooms (both on the main level)
• Flooring: Combination
• Bathrooms: One full bathroom (on the main level)
• Heating & cooling: Propane heating; Forced air
• Interior features: Combination flooring; 4 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $84k.

Deal economics

• At list price, monthly cash flow is $-53 ($-639/yr) — negative.
• To cash-flow at today's rent, offer at most $74k (11.2% below list).
• Meets the 1% rule at list price ($1k rent vs $84k).
• Recommended offer: $74k (11.2% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 80/100 on livability (#15 in NH, #1,714 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F.
• Merrimack Valley School District (town): math 27% / reading 38% proficiency, ranked #79 of 98 in NH (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 14 active listings in the ZIP; 380 units permitted in Merrimack County in 2024 (28 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $580 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Merrimack County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($81k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 42% of rent.

Recommended offer $74,491 (11.2% 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. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
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 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 1.56% ✓
• Cap rate: 5.53%
• Cash-on-cash: -2.72%
• DSCR: 0.88
• GRM: 5.3

CMA / ARV

• ARV (median comp): $112,202
• List price: $83,900
• Delta: -25.22%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Brook Cir	0.11mi	2/1.0	924 (-1%)	7mo	$98,000	$106	87
18 Brook Cir	0.03mi	2/1.5	924 (-1%)	11mo	$103,000	$111	86
7014 Lake St	0.19mi	2/1.0	840 (-10%)	18mo	$130,000	$155	60
7006 Lake St	0.25mi	3/2.0 (+1)	1,064 (+14%)	4mo	$123,900	$116	53
4 Pond St	0.20mi	2/2.0	1,064 (+14%)	21mo	$119,000	$112	46

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: -20.3%
• Equity multiple: 0.29×
• Total profit: $-16,657
• Equity at exit: $12,510

10-year hold

• IRR: -12.4%
• Equity multiple: 0.25×
• Total profit: $-17,529
• Equity at exit: $7,254

Cash invested: $23,492 (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 03307

• Home prices YoY: -8.7%
• Active inventory: 14
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,307 medium
• Mortgage (P&I): −$440
• Tax from tax record: −$61 /mo · $733/yr
• Insurance: −$35
• HOA: −$550
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $-53

Break-even live

Break-even rent $1,375

Max offer price $74,491

Occupancy floor 99%

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: $20,975
• Closing costs: $2,517
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $550 · $6,600/yr

Listing history 18 events

1. 2026-06-19
   days on market $83,900 Active 50 DOM
2. 2026-06-18
   days on market $83,900 Active 49 DOM
3. 2026-06-17
   days on market $83,900 Active 48 DOM
4. 2026-06-16
   days on market $83,900 Active 47 DOM
5. 2026-06-15
   days on market $83,900 Active 46 DOM
6. 2026-06-14
   days on market $83,900 Active 44 DOM
7. 2026-06-13
   days on market $83,900 Active 43 DOM
8. 2026-06-10
   days on market $83,900 Active 41 DOM
9. 2026-06-09
   days on market $83,900 Active 40 DOM
10. 2026-06-08
    days on market $83,900 Active 39 DOM
11. 2026-06-07
    days on market $83,900 Active 38 DOM
12. 2026-06-05
    pricedays on market $83,900 Active 35 DOM
13. 2026-06-02
    days on market $89,900 Active 33 DOM
14. 2026-06-01
    days on market $89,900 Active 32 DOM
15. 2026-05-31
    days on market $89,900 Active 31 DOM
16. 2026-05-30
    days on market $89,900 Active 30 DOM
17. 2026-05-12
    price $89,900 858-char remark
18. 2026-04-30
    listed $92,500 Active 858-char remark

ⓘ 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: $733 · $61/mo
• Projected year-2 tax: $1,281 · $107/mo
• Expected delta: +$548/yr (+$46/mo · 74.8%)

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

Taxation est. · year 1

• Rental income: $15,687
• − Mortgage interest: −$4,700
• − Property taxes: −$733
• − Insurance: −$420
• − Repairs & maintenance: −$1,255
• − Management: −$1,255
• − HOA: −$6,600
• − Depreciation: −$2,441
• Taxable loss: −$1,715
• Est. tax savings @ 24.0%: +$412
• After-tax cash flow: $-227/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: Merrimack Valley School District
• NCES district ID: 3304760
• Math proficiency: 27% ▼ -15.00%
• Reading proficiency: 38% ▼ -13.00%
• Median HH income: $62,967
• Composite: 29.48/100
• National rank: #6507
• State rank: #79 of 98 in NH

Livability — Loudon

• Score: 80/100
• State rank: #15
• US rank: #1714

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,683

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 (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Lithuanian 11% Romanian 3% Slovak 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 98% English-only · French/Haitian/Cajun 1% Russian/Polish/Slavic 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: ▼ -33.77%
• Current HPI: 355.9677
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-9.3% since first listed

3 events — show timeline

• 2026-06-04 Price Changed $83,900 PrimeMLS
• 2026-05-12 Price Changed $89,900 PrimeMLS
• 2026-04-30 Listed $92,500 PrimeMLS

Property tax history

+2.1%/yr

Latest (2025): $733 · -2.1% YoY. Source: county tax records.