69 Parade Ground Cemetery Rd · Warner, NH 03278

$225,000

2 bd · 1.0 ba · 970 sqft · Manufactured public records · 8 Days on market

Built 1980 10 ac lot Est $216k · at est.

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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).

• Appreciation +8.8/10.0
• Cash flow +7.2/30.0
• ARV discount +5.7/15.0
• Schools +4.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.4/10.0

Listing remarks

Looking for Land? This 2 bedroom 2 bath mobile home on just over 10 acres of private wooded land is ready for you to fix it up and make it home! Located a minute off exit 8 of rt 89. 25 minutes away from Mt Sunapee and Pats Peak! A great opportunity and a great price! Call today for a private viewing. Offer deadline has been set for 4/17/26 at Noon.

Key facts

• Private wooded land
• 10.2 acre lot
• Built 1980

Tags

• PRIVATE WOODED LAND
• 25 MINUTES AWAY FROM PATS PEAK

Property features AI

Exterior

• Utilities: Private well water; Private sewer; Circuit breaker electrical service; Cable internet available
• Home design: Manufactured/Mobile home; Existing construction
• Construction: Vinyl siding; Metal roof; Built in 1980
• Exterior features: Wooded lot; Paved driveway; Dirt road frontage (approximately 299 feet)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Oil heating
• Interior features: Four total rooms; Two full bathrooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $225k.

Deal economics

• At list price, monthly cash flow is $-307 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $171k (24.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (27.5% below list).
• Recommended offer: $163k (27.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#88 in NH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A; Watch: health & safety C-, housing D, amenities F.
• Kearsarge Regional School District (rural): math 44% / reading 60% proficiency, ranked #30 of 98 in NH (top 31%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: 12 active listings in the ZIP; 380 units permitted in Merrimack County in 2024 (28 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($2k loan paydown + $17k appreciation (7.6% local appreciation)).
• Merrimack County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 3, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Recommended offer $163,182 (27.5% 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. 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?
4. 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.
5. 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.
6. 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: 0.73% ✗
• Cap rate: 4.65%
• Cash-on-cash: -5.85%
• DSCR: 0.74
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $216,310
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
69 Parade Ground Cemetery Rd	0.00mi	2/2.0	1,008 (+4%)	1mo	$225,000	$223	89

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

7.6% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.6%
• Equity multiple: 2.07×
• Total profit: $67,452
• Equity at exit: $164,849

10-year hold

• IRR: 14.5%
• Equity multiple: 4.34×
• Total profit: $210,276
• Equity at exit: $321,580

Cash invested: $63,000 (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 03278

• Home prices YoY: 2.3%
• Active inventory: 12
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,632 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$323 /mo · $3,871/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $-307

Break-even live

Break-even rent $2,021

Max offer price $170,746

Occupancy floor —

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-18
   status Pending
2. 2026-04-14
   status Active
3. 2026-04-10
   status Pending
4. 2026-04-06
   listed $225,000 Active

ⓘ 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: $3,871 · $323/mo
• Projected year-2 tax: $4,388 · $366/mo
• Expected delta: +$517/yr (+$43/mo · 13.4%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,582
• − Mortgage interest: −$12,603
• − Property taxes: −$3,871
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,567
• − Management: −$1,567
• − Depreciation: −$6,545
• Taxable loss: −$7,696
• Est. tax savings @ 24.0%: +$1,847
• After-tax cash flow: $-1,838/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: Kearsarge Regional School District
• NCES district ID: 3304040
• Math proficiency: 44% ▼ -15.00%
• Reading proficiency: 60% ▼ -3.00%
• Median HH income: $70,357
• Composite: 46.33/100
• National rank: #2467
• State rank: #30 of 98 in NH

Livability — Warner

• Score: 61/100
• State rank: #88
• US rank: #17455

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,024

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 (90%)
• Race & ethnicity: White 90% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Lithuanian 9% Slovak 6% Romanian 5%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 97% English-only · French/Haitian/Cajun 1% Russian/Polish/Slavic 1% Spanish 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: ▲ 7.60%
• Current HPI: 344.5119
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

4 events — show timeline

• 2026-04-18 Pending — PrimeMLS
• 2026-04-14 Relisted — PrimeMLS
• 2026-04-10 Pending — PrimeMLS
• 2026-04-06 Listed $225,000 PrimeMLS

Property tax history

+3.4%/yr

Latest (2025): $3,871 · +96.4% YoY. Source: county tax records.