97 Fordway Ext #16 · Derry, NH 03038

$274,900

2 bd · 2.5 ba · 1,188 sqft · Manufactured public records · 23 Days on market

Built 2007 Est $215k · 28% over

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Why this score? — see what drove the F 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 +11.6/30.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• DSCR +3.4/10.0
• 1% rule +3.2/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE REDUCED! The Best Park in town is the quiet setting for this Brand New Home on large lot with spacious rear deck for back yard enjoyment. Home boasts Ultimate Kitchen with all stainless steel appliances, built-ins, with island and ceramic cook-top stove. .Loaded with options. Let's talk about some possible Free Rent!!!

Key facts

• Quartz countertops
• Large center island
• Spacious backyard

Tags

• SPACIOUS BACKYARD
• STUNNING KITCHEN
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• LARGE CENTER ISLAND
• SEPARATE DINING AREA

Property features AI

Finance

• Other: Unit/lot number 16; Mobile make: Redman, model RDA 266; Mobile serial number 122-000-H-047673AB
• HOA & community: Park/co-op fees include plowing, sewer, trash, water, park fees, and taxes

Exterior

• Utilities: Public water; Private sewer; Electric with circuit breakers; Gas: LP/Bottle; Internet: unknown
• Home design: Double wide manufactured home; Located in a mobile home cooperative (Derry Oak Village); Mobile park approved
• Construction: Built in 2007; Vinyl siding; Shingle roof
• Exterior features: Level lot; Paved driveway; Privately maintained road frontage

Interior

• Kitchen: Cooktop - Electric; Dishwasher; Microwave; Wall oven; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot air heating; Central air conditioning
• Interior features: 4 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath manufactured listed at $275k.

Deal economics

• At list price, monthly cash flow is $-87 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (5.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (17.8% below list).
• Recommended offer: $226k (17.8% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 2.2% in Derry — 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 81/100 on livability (#13 in NH, #1,420 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, housing A+; Watch: commute F.
• Derry School District (suburban): math 33% / reading 46% proficiency, ranked #62 of 98 in NH (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: Rents flat; 120 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 ($271k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 28y 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 $85k; list at $275k implies a 224% gain — meaningful room to come down on a strong offer.

Recommended offer $225,985 (17.8% 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. 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. 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: 0.82% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.36%
• DSCR: 0.94
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $215,028
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Shilah Dr	0.46mi	2/2.0	1,200 (+1%)	1mo	$345,000	$288	74
30 Kendall Pond Rd #62	0.39mi	3/2.0 (+1)	1,248 (+5%)	12mo	$195,000	$156	57
30 Kendall Pond Rd #40	0.39mi	3/2.0 (+1)	1,248 (+5%)	17mo	$160,000	$128	52
83 Beech Ter	0.58mi	2/2.0	1,080 (-9%)	6mo	$195,000	$181	51

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 · 0.89% rent growth · sell at horizon

5-year hold

• IRR: -20.9%
• Equity multiple: 0.29×
• Total profit: $-54,792
• Equity at exit: $40,988

10-year hold

• IRR: -19.8%
• Equity multiple: 0.05×
• Total profit: $-73,288
• Equity at exit: $23,768

Cash invested: $76,972 (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 03038

• Rents YoY: 0.9%
• Active inventory: 120
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,260 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$316 /mo · $3,798/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $-87

Break-even live

Break-even rent $2,370

Max offer price $259,466

Occupancy floor 99%

Sensitivity live

Price	-10% $68	-5% $-10	+0% $-87	+5% $-165	+10% $-243
Rent	-10% $-266	-5% $-177	+0% $-87	+5% $2	+10% $91
Rate	-1.0pp $51	-0.5pp $-17	base $-87	+0.5pp $-159	+1.0pp $-231

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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
38 Stonegate Ln Derry, NH	2.0	1.0	1000	$2,500	$2.50	14d	1	0.96mi
1 Charleston Ave #25 Londonderry, NH	1.0	1.0	935	$1,895	$2.03	21d	1	0.97mi
1 Charleston Ave #7 Londonderry, NH	1.0	1.0	735	$1,800	$2.45	1d	1	0.97mi
11 Railroad Ave #34 Derry, NH	2.0	1.0	788	$2,085	$2.65	4d	1	1.21mi
60 W Broadway Unit 62-2 Derry, NH	3.0	1.0	800	$2,395	$2.99	14d	1	1.23mi
7 Railroad Ave Unit 103 Derry, NH	2.0	1.0	900	$2,095	$2.33	26d	1	1.25mi
42 W Broadway Unit a RR 496 Derry, NH	2.0	1.0	900	$1,875	$2.08	26d	1	1.26mi
42 W Broadway Unit A Derry, NH	2.0	1.0	900	$1,865	$2.07	26d	1	1.26mi
6 W Broadway Derry, NH	1.0	1.0	700	$1,650	$2.36	5d	1	1.29mi
74 Rockingham Rd Derry, NH	1.0–2.0	1.5–2.5	1344	$3,850	$2.86	0d	21	1.33mi
74 Rockingham Rd Unit 207 Derry, NH	2.0	2.5	1395	$3,200	$2.29	26d	1	1.33mi
74 Rockingham Rd Unit 104 Derry, NH	1.0	1.5	1119	$2,700	$2.41	26d	1	1.33mi
1 Mercury Dr Londonderry, NH	1.0	1.0	800	$1,775	$2.22	4d	1	1.48mi
1 Mercury Dr Londonderry, NH	2.0	1.0	1068	$2,000	$1.87	4d	1	1.48mi

Listing history 15 events

1. 2026-06-21
   days on market $274,900 Active 23 DOM
2. 2026-06-18
   days on market $274,900 Active 20 DOM
3. 2026-06-17
   days on market $274,900 Active 19 DOM
4. 2026-06-16
   days on market $274,900 Active 18 DOM
5. 2026-06-15
   days on market $274,900 Active 17 DOM
6. 2026-06-13
   days on market $274,900 Active 15 DOM
7. 2026-06-13
   days on market $274,900 Active 14 DOM
8. 2026-06-09
   days on market $274,900 Active 11 DOM
9. 2026-06-08
   days on market $274,900 Active 10 DOM
10. 2026-06-07
    days on market $274,900 Active 9 DOM
11. 2026-06-04
    days on market $274,900 Active 6 DOM
12. 2026-06-03
    days on market $274,900 Active 5 DOM
13. 2026-06-02
    days on market $274,900 Active 4 DOM
14. 2026-06-01
    days on market $274,900 Active 3 DOM
15. 2026-05-31
    days on market $274,900 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: $3,798 · $316/mo
• Projected year-2 tax: $4,895 · $408/mo
• Expected delta: +$1,097/yr (+$91/mo · 28.9%)

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

Taxation est. · year 1

• Rental income: $27,118
• − Mortgage interest: −$15,399
• − Property taxes: −$3,798
• − Insurance: −$1,374
• − Repairs & maintenance: −$2,169
• − Management: −$2,169
• − Depreciation: −$7,997
• Taxable loss: −$5,789
• Est. tax savings @ 24.0%: +$1,389
• After-tax cash flow: $341/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: Derry School District
• NCES district ID: 3302610
• Math proficiency: 33% ▼ -15.00%
• Reading proficiency: 46% ▼ -5.00%
• Median HH income: $67,579
• Composite: 35.71/100
• National rank: #4863
• State rank: #62 of 98 in NH

Livability — Derry

• Score: 81/100
• State rank: #13
• US rank: #1420

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Derry, NH
• County: Rockingham County · 137,526 people
• City population: 34,474
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 34,474
• Household income: $108,322
• Rent vs Own: 30.3% rent · 69.7% own
• Severe rent burden: 761.0

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 4% Two or more races 4% Asian 1%
• Common ancestry: Lithuanian 12% Romanian 5% Slovak 3%
• Foreign-born: 4% · Canada, China
• Languages at home: 94% 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: ▼ -239.00%
• Current HPI: 332.8122
• Rent YoY: ▲ 0.89%
• Metro: Boston-Cambridge-Newton, MA-NH
• State GDP YoY: —
• F500 in state: 0

Price history

+1281.4% since first listed

6 events — show timeline

• 2026-05-29 Listed $274,900 PrimeMLS
• 2010-05-27 Sold (MLS) $84,900 PrimeMLS
• 2009-03-23 Listed $84,900 PrimeMLS
• 1998-08-31 Sold (MLS) $16,600 PrimeMLS
• 1998-08-20 Delisted — PrimeMLS
• 1998-06-14 Listed $19,900 PrimeMLS

Property tax history

+4.9%/yr

Latest (2025): $3,798 · +1.6% YoY. Source: county tax records.