15 Country Ln · Raymond, NH 03044

$259,900

3 bd · 2.0 ba · 1,404 sqft · Manufactured public records · 23 Days on market

Built 2000 Est $312k · 17% under $630/mo HOA · 21% of rent

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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
• Cash flow +12.3/30.0
• 1% rule +6.5/10.0
• DSCR +3.6/10.0
• Schools +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step inside this spacious 3 bedroom double wide home on a great lot in desirable Fremont NH park. This home is a must see with cathedral ceilings, kitchen with island, open concept living room and a dining area that has access to your great back deck and back yard. The 3 bedrooms include a large master suite with soaking tub, shower and double closets. You will love the yard with your own huge Cottage style shed with 2 rooms and electrical, big driveway for plenty of parking and lovely landscaping. Schedule your showing today. .. Delayed showings until 10/28/2019 . .. 55+ park but exceptions CAN be made for owners under 55.. .

Key facts

• Laminate flooring
• Pellet stove
• Jacuzzi tub

Tags

• OPEN-CONCEPT LAYOUT
• PRIVATE PRIMARY SUITE
• FULL BATH WITH STAND-UP SHOWER
• JACUZZI TUB
• LAMINATE FLOORING
• PELLET STOVE

Property features AI

Finance

• Other: Road frontage managed by association
• HOA & community: Monthly park rent of $630; One-time fees: $100 (other) and $100 buy-in fee

Exterior

• Parking: Paved driveway
• Utilities: Community sewer; Community water; Circuit breaker electrical panel; Cable available; Internet availability unknown
• Home design: Double wide manufactured home; Grey exterior; Shingle - asphalt roof; Built in 2000; Existing construction
• Construction: Vinyl siding; Manufactured home construction
• Exterior features: Country setting; Paved driveway; Mobile park name: Poplin Eatates; Mobile park approval in place; Mobile co-op community

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Hot air heating
• Interior features: Six total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $260k.

Deal economics

• At list price, monthly cash flow is $-48 ($-580/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (3.3% below list).
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $251k (3.3% below list) — sets the bar for cash-flow.
• Cap rate 6.1% vs local median 2.2% in Raymond — 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 67/100 on livability (#63 in NH) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A, health & safety A; Watch: amenities F, commute F.
• Fremont School District (rural): math 28% / reading 43% proficiency, ranked #67 of 98 in NH (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 12% free/reduced lunch — higher-income household profile.
• Zoned schools: Ellis School (math 28% / reading 43%, grade F, #177 of 263 statewide, top 67%, 375 students, 12% FRL) — zoned schools at 12% FRL track the district average.
• Market conditions: 16 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $128k; list at $260k implies a 103% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: major flood risk; major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $251,364 (3.3% 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. 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?
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: 1.15% ✓
• Cap rate: 6.07%
• Cash-on-cash: -0.80%
• DSCR: 0.96
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $311,688
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
38 Tarah Way	0.14mi	2/2.0 (-1)	1,408 (+0%)	1mo	$350,000	$249	87
32 Country Ln	0.09mi	2/2.0 (-1)	1,404 (0%)	8mo	$258,000	$184	84
4-2 Georges Ln	0.17mi	3/2.0	1,512 (+8%)	15mo	$249,900	$165	67
7 Sharon Way #43	0.26mi	2/2.0 (-1)	1,440 (+3%)	16mo	$344,900	$240	66
6 Joyce Ln	0.65mi	3/2.0	1,404 (0%)	8mo	$230,000	$164	63
8 Cammett Dr	0.62mi	3/2.0	1,404 (0%)	12mo	$260,000	$185	61
7 Welch Ln	0.54mi	3/2.0	1,440 (+3%)	11mo	$320,000	$222	61
6 Sharon Way #42	0.26mi	2/2.0 (-1)	1,493 (+6%)	18mo	$353,000	$236	57
10 Sharon Way #46	0.29mi	2/2.0 (-1)	1,493 (+6%)	20mo	$399,000	$267	55
29 Sharon Way #55	0.39mi	2/2.0 (-1)	1,493 (+6%)	14mo	$370,000	$248	54
6 Mildred Ave	0.70mi	4/1.0 (+1)	1,447 (+3%)	8mo	$275,000	$190	46
9 Cammett Dr	0.60mi	3/2.0	1,512 (+8%)	19mo	$279,900	$185	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: -17.4%
• Equity multiple: 0.38×
• Total profit: $-44,765
• Equity at exit: $38,752

10-year hold

• IRR: -9.1%
• Equity multiple: 0.43×
• Total profit: $-41,206
• Equity at exit: $22,471

Cash invested: $72,772 (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 03044

• Home prices YoY: -18.0%
• Active inventory: 16
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $3,000 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$317 /mo · $3,805/yr
• Insurance: −$108
• HOA: −$630
• Vacancy / Maint / Mgmt: −$630
• Net cashflow: $-48

Break-even live

Break-even rent $3,061

Max offer price $251,364

Occupancy floor 97%

Sensitivity live

Price	-10% $99	-5% $25	+0% $-48	+5% $-122	+10% $-195
Rent	-10% $-285	-5% $-167	+0% $-48	+5% $70	+10% $189
Rate	-1.0pp $83	-0.5pp $18	base $-48	+0.5pp $-116	+1.0pp $-184

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
144 Main St Unit 3 Fremont, NH	3.0	1.5	1550	$3,000	$1.94	0d	1	0.48mi

HOA detail

• Monthly dues: $630 · $7,560/yr
• Likely covers: electriclandscaping

Listing history 14 events

1. 2026-06-21
   days on market $259,900 Active 23 DOM
2. 2026-06-18
   days on market $259,900 Active 20 DOM
3. 2026-06-17
   statusdays on market $259,900 Active 19 DOM
4. 2026-06-16
   days on market $259,900 Active with Contract 18 DOM
5. 2026-06-15
   days on market $259,900 Active with Contract 17 DOM
6. 2026-06-13
   days on market $259,900 Active with Contract 15 DOM
7. 2026-06-09
   days on market $259,900 Active with Contract 11 DOM
8. 2026-06-08
   days on market $259,900 Active with Contract 10 DOM
9. 2026-06-07
   statusdays on market $259,900 Active with Contract 9 DOM
10. 2026-06-04
    days on market $259,900 Active 6 DOM
11. 2026-06-03
    days on market $259,900 Active 5 DOM
12. 2026-06-02
    days on market $259,900 Active 4 DOM
13. 2026-06-01
    days on market $259,900 Active 3 DOM
14. 2026-05-31
    days on market $259,900 Active 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: $3,805 · $317/mo
• Projected year-2 tax: $4,735 · $395/mo
• Expected delta: +$930/yr (+$78/mo · 24.5%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% 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 6/10 Major 27% 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: $36,000
• − Mortgage interest: −$14,558
• − Property taxes: −$3,805
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,880
• − Management: −$2,880
• − HOA: −$7,560
• − Depreciation: −$7,561
• Taxable loss: −$4,544
• Est. tax savings @ 24.0%: +$1,090
• After-tax cash flow: $511/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: Fremont School District
• NCES district ID: 3303150
• Math proficiency: 28% ▼ -8.00%
• Reading proficiency: 43% ▼ -10.00%
• Median HH income: $83,728
• Composite: 33.93/100
• National rank: #5337
• State rank: #67 of 98 in NH

Livability — Raymond

• Score: 67/100
• State rank: #63
• US rank: #10832

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,783

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 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 17% Romanian 5% Slovak 4%
• Foreign-born: 4% · Canada, China
• Languages at home: 97% English-only · Chinese 1% Other Indo-European 1% Spanish 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: ▼ -67.29%
• Current HPI: 307.2417
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+161.2% since first listed

9 events — show timeline

• 2026-05-29 Listed $259,900 PrimeMLS
• 2019-12-18 Sold (Public Records) $128,333 Public Records
• 2019-12-16 Sold (MLS) $128,300 PrimeMLS
• 2019-10-31 Contingent — PrimeMLS
• 2019-10-26 Listed $134,000 PrimeMLS
• 2014-08-25 Sold (MLS) $91,500 PrimeMLS
• 2014-08-25 Sold (MLS) $91,500 PrimeMLS
• 2014-06-18 Listed $99,500 PrimeMLS
• 2014-05-05 Listed $99,500 PrimeMLS

Property tax history

+5.0%/yr

Latest (2025): $3,805 · +30.1% YoY. Source: county tax records.