36 English Village Rd #102 · Manchester, NH 03102

$175,000

1 bd · 1.0 ba · 705 sqft · Condo · 21 Days on market

Built 1972 Fair condition $248/sqft · 16% below area Est $208k · 16% under $350/mo HOA · 20% 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 +14.6/15.0
• Cash flow +8.4/30.0
• 1% rule +5.2/10.0
• Livability +4.2/5.0
• Rent growth +3.2/5.0
• DSCR +2.3/10.0
• Condition / age +2.2/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Highly desirable location. Close to all main roadways. Showings begin at open house on Sat. 3/19 12-3 and Sun. 3/20 12-3.

Key facts

• $350 HOA
• Built 1972
• Listed 21 days

Property features AI

Finance

• Other: Condo name: King Richards
• HOA & community: Condo fee $350 monthly; Monthly fee includes heat, hot water, water, sewer, landscaping, plowing, trash; Association amenities: landscaping, trash removal, coin laundry

Exterior

• Parking: Paved parking
• Utilities: Public water; Public sewer; Circuit breaker electric; Fiber optic internet available; High-speed internet available; Cable available
• Home design: Garden-style condo; Unit 102; Built in 1972
• Construction: Brick exterior; Asphalt shingle roof; Existing construction
• Exterior features: Paved driveway; Condo development

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: One bedroom on main level
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: One full bathroom on main level
• Heating & cooling: Natural gas heat; Wall AC units
• Interior features: Five rooms total; Dining room; Living room; Condo development setting
• Laundry & utility: Coin laundry available (association amenity)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $175k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-155 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $153k (12.9% below list).
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $153k (12.9% below list) — sets the bar for cash-flow.
• Cap rate 5.2% vs local median 3.1% in Manchester — 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 83/100 on livability (#10 in NH, #879 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+.
• Manchester School District (urban): math 14% / reading 27% proficiency, ranked #96 of 98 in NH (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Northwest Elementary School (math 13% / reading 25%, grade F, #250 of 263 statewide, top 95%, 487 students, 58% FRL); Middle School At Parkside (math 9% / reading 22%, grade F, #94 of 96 statewide, top 98%, 858 students, 61% FRL); Manchester West High School (math 12% / reading 32%, grade F, #88 of 90 statewide, top 98%, 772 students, 50% FRL).
• Market conditions: Rents rising (+3.0%/yr); 73 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 981 units permitted in Hillsborough County in 2024 (381 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Hillsborough County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $151k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $152,502 (12.9% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.02% ✓
• Cap rate: 5.23%
• Cash-on-cash: -3.81%
• DSCR: 0.83
• GRM: 8.2

CMA / ARV

• ARV (median comp): $207,971
• List price: $175,000
• Delta: -15.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.96% rent growth · sell at horizon

5-year hold

• IRR: -22.6%
• Equity multiple: 0.22×
• Total profit: $-38,089
• Equity at exit: $26,093

10-year hold

• IRR: -16.5%
• Equity multiple: 0.08×
• Total profit: $-45,229
• Equity at exit: $15,131

Cash invested: $49,000 (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 03102

• Home prices YoY: -16.2%
• Rents YoY: 3.0%
• Active inventory: 73
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,777 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$350
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $-155

Break-even live

Break-even rent $1,974

Max offer price $152,502

Occupancy floor —

Sensitivity live

Price	-10% $-35	-5% $-95	+0% $-155	+5% $-216	+10% $-276
Rent	-10% $-296	-5% $-226	+0% $-155	+5% $-85	+10% $-15
Rate	-1.0pp $-67	-0.5pp $-111	base $-155	+0.5pp $-201	+1.0pp $-247

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
144 Dunbarton Rd Manchester, NH	2.0	1.0	488	$1,900	$3.89	15d	11	0.08mi
440 River Rd Manchester, NH	1.0–2.0	1.0	875	$1,790	$2.05	15d	50	0.80mi
22a Country Club Dr Manchester, NH	1.0–2.0	1.0–1.5	887	$1,835	$2.07	15d	53	1.14mi
526 Hevey St Unit 4 Manchester, NH	1.0	1.0	600	$2,250	$3.75	45d	1	1.21mi
25 Laval St Manchester, NH	1.0	1.0	595	$1,400	$2.35	15d	2	1.23mi
1555 Elm St Manchester, NH	2.0	1.0	809	$2,125	$2.63	15d	7	1.33mi
29 Pennacook St Unit 1 Manchester, NH	1.0	1.0	471	$1,395	$2.96	45d	1	1.34mi
45 Sagamore St Unit 19B Manchester, NH	1.0	1.0	459	$1,625	$3.54	46d	1	1.35mi
673 Chestnut St Unit 17A Manchester, NH	1.0	1.0	464	$1,575	$3.39	45d	1	1.36mi
53 Pennacook St Unit 2 Manchester, NH	2.0	1.0	576	$1,595	$2.77	45d	1	1.39mi
84 Blodget St Unit 5 Manchester, NH	1.0	1.0	575	$1,625	$2.83	23d	1	1.47mi
1361 Elm St Unit DLX+1BR Manchester, NH	1.0	1.0	550	$2,099	$3.82	15d	1	1.47mi
63 Brook St Unit 4 Manchester, NH	1.0	1.0	500	$1,350	$2.70	23d	1	1.48mi
63 Brook St Unit 4 Manchester, NH	1.0	1.0	500	$1,350	$2.70	45d	1	1.48mi

HOA detail condo

• Monthly dues: $350 · $4,200/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-05-06
   listed $185,000 Active 771-char remark
2. 2022-04-29
   soldstatus $151,000 Closed 121-char remark

   Show marketing remark (121 chars)

   Highly desirable location. Close to all main roadways. Showings begin at open house on Sat. 3/19 12-3 and Sun. 3/20 12-3.

3. 2022-04-07
   price $151,000 121-char remark

   Show marketing remark (121 chars)

   Highly desirable location. Close to all main roadways. Showings begin at open house on Sat. 3/19 12-3 and Sun. 3/20 12-3.

4. 2022-03-22
   historical Active with Contract 121-char remark

   Show marketing remark (121 chars)

   Highly desirable location. Close to all main roadways. Showings begin at open house on Sat. 3/19 12-3 and Sun. 3/20 12-3.

5. 2022-03-17
   listed $140,000 Active 121-char remark

   Show marketing remark (121 chars)

   Highly desirable location. Close to all main roadways. Showings begin at open house on Sat. 3/19 12-3 and Sun. 3/20 12-3.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $21,325
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$1,706
• − Management: −$1,706
• − HOA: −$4,200
• − Depreciation: −$5,091
• Taxable loss: −$4,680
• Est. tax savings @ 24.0%: +$1,123
• After-tax cash flow: $-742/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.

Condition & rehab AI · 12 photos

Fair 45/100 Cosmetic rehab

This one-bedroom condo is in fair condition with cosmetic repairs needed. It offers a good location and is move-in ready with some updates that would significantly increase its value.

Repairs flagged

• Minor exterior paint — some discoloration
• Minor interior paint — some scuffing
• Minor landscaping — some overgrown areas

Value-add opportunities

• Both paint interior and exterior — enhances curb appeal and interior aesthetics
• Both landscaping — improves curb appeal and enhances property value
• Both replace carpet with hardwood or tile — increases both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior paint · some discoloration	Minor	$500–3,000
interior paint · some scuffing	Minor	$500–3,000
landscaping · some overgrown areas	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both paint interior and exterior — enhances curb appeal and interior aesthetics ↑
• Both landscaping — improves curb appeal and enhances property value ↑
• Both replace carpet with hardwood or tile — increases both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Manchester School District
• NCES district ID: 3304590
• Math proficiency: 14% ▼ -10.00%
• Reading proficiency: 27% ▼ -6.00%
• Median HH income: $54,096
• Composite: 18.67/100
• National rank: #8886
• State rank: #96 of 98 in NH

Livability — Manchester

• Score: 83/100
• State rank: #10
• US rank: #879

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Manchester, NH
• County: Hillsborough County · 309,362 people
• City population: 110,172
• Metro: Manchester-Nashua, NH
• Population (ZIP): 33,959
• Household income: $74,327
• Rent vs Own: 59.0% rent · 41.0% own
• Severe rent burden: 1368.0

Population outlook (Hillsborough County) Hauer SSP2

• Today (2025): 412,771 people
• By 2030: 410,974 · -0.4%
• By 2040: 399,959 · -3.1%
• By 2050: 381,542 · -7.6%
• By 2075: 339,855 · -17.7%
• By 2100: 289,270 · -29.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 9% Two or more races 8% Black 6% Asian 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Dominican 2%
• Common ancestry: Lithuanian 11% Romanian 3% Slovak 3%
• Foreign-born: 14% · Canada, China, India
• Languages at home: 81% English-only · Spanish 5% French/Haitian/Cajun 5% Other Indo-European 3%

Political lean MEDSL · Hillsborough

• 2024 margin: Toss-up / Even · D 50.9% · R 48.0% · Other 1.0%
• 2008→2024 swing: -0.9pp no change · 2008: 3.8pp · 2024: 2.9pp
• All cycles: 2024: D+2.9 2020: D+7.7 2016: R+0.2 2012: D+1.7 2008: D+3.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.62%
• Current HPI: 355.9606
• Rent YoY: ▲ 2.96%
• Metro: Manchester-Nashua, NH
• State GDP YoY: —
• F500 in state: 0

Price history

+25.0% since first listed

7 events — show timeline

• 2026-05-27 Pending — PrimeMLS
• 2026-05-21 Price Changed $175,000 PrimeMLS
• 2026-05-06 Listed $185,000 PrimeMLS
• 2022-04-29 Sold (MLS) $151,000 PrimeMLS
• 2022-04-07 Price Changed $151,000 PrimeMLS
• 2022-03-22 Contingent — PrimeMLS
• 2022-03-17 Listed $140,000 PrimeMLS