5 Christian St · Derry, NH 03819

$99,900

2 bd · 1.5 ba · 890 sqft · Manufactured public records · 89 Days on market

Built 1982 Est $107k · 6% under

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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
• ARV discount +10.4/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SOUGHT AFTER COTTON FARMS! SINGLE WIDE HOME IN GOOD CONDITION, FEATURES GAS HEAT, 2 END BEDROOMS, CENTRAL OPEN-CONCEPT LIVING AREA, DECK, AND 2 SHEDS. NICE LOT!

Key facts

• Large deck
• Unobstructed view
• New water heater

Tags

• UNOBSTRUCTED VIEW
• NEW WATER HEATER
• NEW REFRIGERATOR
• YOUNG PROPANE STOVE
• LARGE DECK
• 2 SHEDS

Property features AI

Finance

• HOA & community: Located in Cotton Farms mobile home community

Exterior

• Parking: Paved driveway parking
• Utilities: Community water; Sewer: unknown; Electric service with circuit breakers (Eversource); Cable and internet available (Comcast); Gas - LP/Bottle
• Home design: Manufactured/mobile home; Vinyl exterior and vinyl siding; Light grey exterior color; Shingle asphalt roof; Year built 1982; Located in a mobile home park (Cotton Farms) with park approval
• Construction: Vinyl construction materials; Shingle - asphalt roof; Built in 1982
• Exterior features: Pond on the lot; Paved driveway

Interior

• Kitchen: Stove - Gas; Refrigerator; Dishwasher
• Bedrooms: Bedrooms on main level; One bedroom with attached bath
• Flooring: Carpet; Vinyl
• Bathrooms: One full bath on main level; One half bath on main level
• Heating & cooling: Electric heat; Radiant heat; Wall A/C units
• Interior features: 4 total rooms; Kitchen/Living open area; Eat-in kitchen
• Laundry & utility: Washer; Dryer; Gas domestic water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $483 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.1% vs local median 2.5% 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.
• Timberlane Regional School District (suburban): math 32% / reading 50% proficiency, ranked #54 of 98 in NH (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: Danville Elementary School (math 42% / reading 62%, grade C-, #82 of 263 statewide, top 34%, 285 students, 10% FRL) — zoned schools at 10% FRL track the district average.
• Market conditions: 13 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 29y 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 $32k; list at $100k implies a 217% gain — meaningful room to come down on a strong offer.

Recommended offer $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.47% ✓
• Cap rate: 12.10%
• Cash-on-cash: 20.74%
• DSCR: 1.92
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $106,800
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Christian St	0.00mi	2/1.5	868 (-2%)	0mo	$72,500	$84	96
12 Timothy St	0.17mi	2/1.5	868 (-2%)	10mo	$104,000	$120	80
31 Beatrice St	0.23mi	2/1.0	868 (-2%)	6mo	$103,000	$119	78
8 Jennifer St	0.16mi	3/1.0 (+1)	960 (+8%)	0mo	$189,900	$198	72
52 Cotton Farm Rd	0.19mi	2/1.0	960 (+8%)	10mo	$50,000	$52	68
22 Judith St	0.26mi	2/1.0	947 (+6%)	13mo	$169,000	$178	64
11 Beatrice St	0.12mi	2/1.0	960 (+8%)	22mo	$115,000	$120	61
54 Judith St	0.11mi	3/1.0 (+1)	1,008 (+13%)	10mo	$195,500	$194	58
50 Cotton Farm Rd #306	0.20mi	2/1.0	960 (+8%)	21mo	$149,900	$156	58

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: 13.1%
• Equity multiple: 1.52×
• Total profit: $14,618
• Equity at exit: $14,895

10-year hold

• IRR: 22.0%
• Equity multiple: 2.87×
• Total profit: $52,434
• Equity at exit: $8,638

Cash invested: $27,972 (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 03819

• Home prices YoY: -12.6%
• Active inventory: 13
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,467 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$110 /mo · $1,322/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $483

Break-even live

Break-even rent $855

Max offer price $99,900

Occupancy floor 62%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
41 Beatrice St Unit B Danville, NH	1.0	1.0	728	$1,450	$1.99	43d	1	0.17mi
41B Beatrice St Unit 41B Beatrice/CFV Danville, NH	1.0	1.0	728	$1,450	$1.99	43d	1	0.17mi
41A Beatrice St Unit 41A Beatrice/CFV Danville, NH	1.0	1.0	728	$1,450	$1.99	15d	1	0.25mi
21 Kingston Rd Danville, NH	2.0	1.0	650	$1,850	$2.85	15d	1	1.24mi

Listing history 9 events

1. 2026-04-30
   status Pending
2. 2026-02-22
   status Active
3. 2026-01-02
   status Pending
4. 2025-12-08
   listed $99,900 Active
5. 2000-03-16
   soldstatus $31,500 160-char remark

   Show marketing remark (160 chars)

   SOUGHT AFTER COTTON FARMS! SINGLE WIDE HOME IN GOOD CONDITION, FEATURES GAS HEAT, 2 END BEDROOMS, CENTRAL OPEN-CONCEPT LIVING AREA, DECK, AND 2 SHEDS. NICE LOT!

6. 1999-08-13
   listed $33,900 160-char remark

   Show marketing remark (160 chars)

   SOUGHT AFTER COTTON FARMS! SINGLE WIDE HOME IN GOOD CONDITION, FEATURES GAS HEAT, 2 END BEDROOMS, CENTRAL OPEN-CONCEPT LIVING AREA, DECK, AND 2 SHEDS. NICE LOT!

7. 1997-12-03
   soldstatus $19,000 202-char remark

   Show marketing remark (202 chars)

   GREAT STARTER OR EMPTY NESTER IN HIGHLY SOUGHT AFTER DEVELOPMENT, ACROSS FROM THE POND, HAS 2 SHEDS BIG 12X16 DECK, GAS HEAT, SEMI-PRIVATE LOT, NEW RUG, 1 1/2 BATHS LOW MAINTENCE, BEST BUY IN TOWN!!!!!!

8. 1997-11-15
   historical 202-char remark

   Show marketing remark (202 chars)

   GREAT STARTER OR EMPTY NESTER IN HIGHLY SOUGHT AFTER DEVELOPMENT, ACROSS FROM THE POND, HAS 2 SHEDS BIG 12X16 DECK, GAS HEAT, SEMI-PRIVATE LOT, NEW RUG, 1 1/2 BATHS LOW MAINTENCE, BEST BUY IN TOWN!!!!!!

9. 1997-09-17
   listed $21,500 202-char remark

   Show marketing remark (202 chars)

   GREAT STARTER OR EMPTY NESTER IN HIGHLY SOUGHT AFTER DEVELOPMENT, ACROSS FROM THE POND, HAS 2 SHEDS BIG 12X16 DECK, GAS HEAT, SEMI-PRIVATE LOT, NEW RUG, 1 1/2 BATHS LOW MAINTENCE, BEST BUY IN TOWN!!!!!!

ⓘ 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: $1,322 · $110/mo
• Projected year-2 tax: $1,750 · $146/mo
• Expected delta: +$428/yr (+$36/mo · 32.4%)

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

Taxation est. · year 1

• Rental income: $17,607
• − Mortgage interest: −$5,596
• − Property taxes: −$1,322
• − Insurance: −$500
• − Repairs & maintenance: −$1,409
• − Management: −$1,409
• − Depreciation: −$2,906
• Taxable income: $4,467
• Est. tax owed @ 24.0%: −$1,072
• After-tax cash flow: $4,730/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: Timberlane Regional School District
• NCES district ID: 3306720
• Math proficiency: 32% ▼ -14.00%
• Reading proficiency: 50% ▼ -8.00%
• Median HH income: $83,938
• Composite: 38.5/100
• National rank: #4180
• State rank: #54 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

• City population: 34,474
• Population (ZIP): 4,325

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 (95%)
• Race & ethnicity: White 95% Two or more races 3% Asian 2% Hispanic / Latino 1%
• Common ancestry: Lithuanian 13% Slovak 5% Romanian 4%
• Foreign-born: 1% · South Korea, Canada
• Languages at home: 99% English-only · 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: ▼ -46.53%
• Current HPI: 324.1764
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+364.7% since first listed

9 events — show timeline

• 2026-04-30 Pending — PrimeMLS
• 2026-02-22 Relisted — PrimeMLS
• 2026-01-02 Pending — PrimeMLS
• 2025-12-08 Listed $99,900 PrimeMLS
• 2000-03-16 Sold (MLS) $31,500 PrimeMLS
• 1999-08-13 Listed $33,900 PrimeMLS
• 1997-12-03 Sold (MLS) $19,000 PrimeMLS
• 1997-11-15 Delisted — PrimeMLS
• 1997-09-17 Listed $21,500 PrimeMLS

Property tax history

+6.1%/yr

Latest (2025): $1,322 · +3.3% YoY. Source: county tax records.