33 Cleo Cir · Rochester, NH 03868

$130,000

2 bd · 2.0 ba · 938 sqft · Manufactured public records · 9 Days on market

Built 1987 $139/sqft · 7% below area Est $140k · 7% under $460/mo HOA · 25% of rent

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Why this score? — see what drove the C 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 +19.0/30.0
• ARV discount +10.7/15.0
• 1% rule +9.2/10.0
• DSCR +6.0/10.0
• Livability +4.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price reduced! Rehab needed here. This 2 bedroom 2 bathroom single wide manufactured home offers 938 square feet of potential in a well maintained mobile home park. The layout offers a spacious living room, eat in kitchen, a primary bedroom with full bath and walk in closet at one end, and a 2nd bedroom and 2nd full bathroom at the opposite end. While the home needs lots of work to sub floors, roof, etc, it's a great opportunity to renovate and add your personal touches or upgrade for resale. This could be the project you are looking for! Home will not qualify for financing. Cash only. Being sold AS IS.

Key facts

• Open-concept kitchen
• Walk-in closet
• Single-floor living

Tags

• SINGLE-FLOOR LIVING
• OPEN-CONCEPT KITCHEN
• CATHEDRAL CEILING
• WALK-IN CLOSET
• PRIVATE EN SUITE BATHROOM
• OVERSIZED WALK-IN SHOWER

Property features AI

Finance

• Other: Located in Charles Prescott Estates (park approval: yes); Privately maintained road frontage; Documents available: covenants, deed, property disclosure; Directions: From South Main Street in Rochester, follow Whitehall Road to Salmon Falls Road. Right onto Salmon Falls Road. The entrance for Charles Prescott Estates (Jamey Drive) will be on your left. Follow Jamey Drive to the 2nd left for Cleo Circle. Home will be on your left.
• HOA & community: Monthly park fee of $460 covering landscaping, plowing, sewer, trash, water, park fees and park rent; One-time fee of $100 (other)

Exterior

• Parking: Paved driveway
• Utilities: Public water; Public sewer; 100 Amp electrical service with circuit breakers; High-speed internet available; Cable available
• Home design: Manufactured home (Manuf/Mobile); Yellow exterior; Shingle asphalt roof; Existing structure
• Construction: Wood frame construction; Built in 1987; Manufactured home structure type
• Exterior features: Leased lot in a neighborhood setting; Level site; Paved driveway; Community common land (approx. 74.59 acres)

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Flooring: Carpet; Vinyl plank
• Bathrooms: Two 3/4 bathrooms
• Heating & cooling: Oil heating; Forced air
• Interior features: Four total rooms; Carpet and vinyl plank floors

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $137 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 7.6% vs local median 3.3% in Rochester — 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 84/100 on livability (#8 in NH, #698 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, cost of living A+; Watch: amenities C-.
• Rochester School District (suburban): math 27% / reading 35% proficiency, ranked #83 of 98 in NH (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: East Rochester School (math 37% / reading 42%, grade F, #164 of 263 statewide, top 64%, 293 students, 38% FRL); Rochester Middle School (math 18% / reading 27%, grade F, #85 of 96 statewide, top 89%, 847 students, 37% FRL); Spaulding High School (math 30% / reading 49%, grade F, #63 of 90 statewide, top 74%, 1,301 students, 32% FRL) — zoned schools at 36% FRL track the district average.
• Market conditions: 34 active listings in the ZIP; 951 units permitted in Strafford County in 2024 (551 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Strafford County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 19y 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.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.

Recommended offer $130,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.42% ✓
• Cap rate: 7.55%
• Cash-on-cash: 4.50%
• DSCR: 1.20
• GRM: 5.9

CMA / ARV

• ARV (median comp): $140,000
• List price: $130,000
• Delta: -7.14%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
33 Cleo Cir	0.00mi	2/2.0	938 (0%)	0mo	$140,000	$149	100
64 GOLDRUSH Ln	0.24mi	2/1.0	840 (-10%)	6mo	$119,900	$143	62
67 Goldrush Ln	0.27mi	2/1.5	1,008 (+8%)	22mo	$140,000	$139	55

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: -9.0%
• Equity multiple: 0.67×
• Total profit: $-12,074
• Equity at exit: $19,383

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $1,868
• Equity at exit: $11,240

Cash invested: $36,400 (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 03868

• Home prices YoY: -6.6%
• Active inventory: 34
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,850 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$129 /mo · $1,547/yr
• Insurance: −$54
• HOA: −$460
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $137

Break-even live

Break-even rent $1,677

Max offer price $130,000

Occupancy floor 88%

Sensitivity live

Price	-10% $210	-5% $173	+0% $137	+5% $100	+10% $63
Rent	-10% $-10	-5% $64	+0% $137	+5% $210	+10% $283
Rate	-1.0pp $202	-0.5pp $170	base $137	+0.5pp $103	+1.0pp $69

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $460 · $5,520/yr

Listing history 16 events

1. 2026-05-14
   status Pending 1022-char remark
2. 2026-05-05
   listed $130,000 Active 1022-char remark
3. 2026-03-16
   soldstatus $40,000 Closed 610-char remark

   Show marketing remark (610 chars)

   Price reduced! Rehab needed here. This 2 bedroom 2 bathroom single wide manufactured home offers 938 square feet of potential in a well maintained mobile home park. The layout offers a spacious living room, eat in kitchen, a primary bedroom with full bath and walk in closet at one end, and a 2nd bedroom and 2nd full bathroom at the opposite end. While the home needs lots of work to sub floors, roof, etc, it's a great opportunity to renovate and add your personal touches or upgrade for resale. This could be the project you are looking for! Home will not qualify for financing. Cash only. Being sold AS IS.

4. 2026-02-11
   status Pending 610-char remark

   Show marketing remark (610 chars)

   Price reduced! Rehab needed here. This 2 bedroom 2 bathroom single wide manufactured home offers 938 square feet of potential in a well maintained mobile home park. The layout offers a spacious living room, eat in kitchen, a primary bedroom with full bath and walk in closet at one end, and a 2nd bedroom and 2nd full bathroom at the opposite end. While the home needs lots of work to sub floors, roof, etc, it's a great opportunity to renovate and add your personal touches or upgrade for resale. This could be the project you are looking for! Home will not qualify for financing. Cash only. Being sold AS IS.

5. 2026-02-09
   price $30,000 610-char remark

   Show marketing remark (610 chars)

   Price reduced! Rehab needed here. This 2 bedroom 2 bathroom single wide manufactured home offers 938 square feet of potential in a well maintained mobile home park. The layout offers a spacious living room, eat in kitchen, a primary bedroom with full bath and walk in closet at one end, and a 2nd bedroom and 2nd full bathroom at the opposite end. While the home needs lots of work to sub floors, roof, etc, it's a great opportunity to renovate and add your personal touches or upgrade for resale. This could be the project you are looking for! Home will not qualify for financing. Cash only. Being sold AS IS.

6. 2025-11-15
   price $105,000 610-char remark

   Show marketing remark (610 chars)

   Price reduced! Rehab needed here. This 2 bedroom 2 bathroom single wide manufactured home offers 938 square feet of potential in a well maintained mobile home park. The layout offers a spacious living room, eat in kitchen, a primary bedroom with full bath and walk in closet at one end, and a 2nd bedroom and 2nd full bathroom at the opposite end. While the home needs lots of work to sub floors, roof, etc, it's a great opportunity to renovate and add your personal touches or upgrade for resale. This could be the project you are looking for! Home will not qualify for financing. Cash only. Being sold AS IS.

7. 2025-09-03
   listed $110,000 Active 610-char remark

   Show marketing remark (610 chars)

   Price reduced! Rehab needed here. This 2 bedroom 2 bathroom single wide manufactured home offers 938 square feet of potential in a well maintained mobile home park. The layout offers a spacious living room, eat in kitchen, a primary bedroom with full bath and walk in closet at one end, and a 2nd bedroom and 2nd full bathroom at the opposite end. While the home needs lots of work to sub floors, roof, etc, it's a great opportunity to renovate and add your personal touches or upgrade for resale. This could be the project you are looking for! Home will not qualify for financing. Cash only. Being sold AS IS.

8. 2016-07-15
   soldstatus $35,000 Closed

   Show marketing remark (350 chars)

   Well kept single wide mobile home with 2 bedrooms and 2 full baths. Master bedroom suite with full bath and walk in closet. Laminate flooring, Eat in kitchen, and newer appliances. Newer furnace and hot water heater. Large front and rear decks for entertaining. Over sized shed. Pet friendly park. Sale is subject to sellers finding suitable housing.

9. 2016-06-03
   status Pending

   Show marketing remark (350 chars)

   Well kept single wide mobile home with 2 bedrooms and 2 full baths. Master bedroom suite with full bath and walk in closet. Laminate flooring, Eat in kitchen, and newer appliances. Newer furnace and hot water heater. Large front and rear decks for entertaining. Over sized shed. Pet friendly park. Sale is subject to sellers finding suitable housing.

10. 2016-05-22
    listed $35,000 Active

    Show marketing remark (350 chars)

    Well kept single wide mobile home with 2 bedrooms and 2 full baths. Master bedroom suite with full bath and walk in closet. Laminate flooring, Eat in kitchen, and newer appliances. Newer furnace and hot water heater. Large front and rear decks for entertaining. Over sized shed. Pet friendly park. Sale is subject to sellers finding suitable housing.

11. 2013-06-28
    soldstatus $25,000
12. 2013-04-12
    listed $30,000
13. 2008-01-31
    soldstatus $32,000
14. 2008-01-08
    historical
15. 2007-10-29
    listed $37,900
16. 2001-06-04
    soldstatus $22,500

ⓘ 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: $1,547 · $129/mo
• Projected year-2 tax: $2,190 · $183/mo
• Expected delta: +$644/yr (+$54/mo · 41.6%)

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

Taxation est. · year 1

• Rental income: $22,199
• − Mortgage interest: −$7,282
• − Property taxes: −$1,547
• − Insurance: −$650
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − HOA: −$5,520
• − Depreciation: −$3,782
• Taxable loss: −$134
• Est. tax savings @ 24.0%: +$32
• After-tax cash flow: $1,672/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: Rochester School District
• NCES district ID: 3305940
• Math proficiency: 27% ▼ -15.00%
• Reading proficiency: 35% ▼ -14.00%
• Median HH income: $51,080
• Composite: 27.11/100
• National rank: #7039
• State rank: #83 of 98 in NH

Livability — Rochester

• Score: 84/100
• State rank: #8
• US rank: #698

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rochester, NH
• City population: 22,732
• Population (ZIP): 5,830

Population outlook (Strafford County) Hauer SSP2

• Today (2025): 132,503 people
• By 2030: 135,377 · +2.2%
• By 2040: 139,609 · +5.4%
• By 2050: 141,803 · +7.0%
• By 2075: 149,280 · +12.7%
• By 2100: 148,667 · +12.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Asian 4% Black 1%
• Common ancestry: Lithuanian 10% Serbian 3% Portuguese 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 94% English-only · Other Asian/Pacific 2% Other Indo-European 2% Spanish 1%

Political lean MEDSL · Strafford

• 2024 margin: D (+12.1) · D 55.5% · R 43.5% · Other 1.0%
• 2008→2024 swing: -8.3pp toward R · 2008: 20.4pp · 2024: 12.1pp
• All cycles: 2024: D+12.1 2020: D+15.2 2016: D+8.6 2012: D+14.5 2008: D+20.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.24%
• Current HPI: 411.2075
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+522.2% since first listed

17 events — show timeline

• 2026-06-12 Sold (MLS) $140,000 PrimeMLS
• 2026-05-14 Pending — PrimeMLS
• 2026-05-05 Listed $130,000 PrimeMLS
• 2026-03-16 Sold (MLS) $40,000 PrimeMLS
• 2026-02-11 Pending — PrimeMLS
• 2026-02-09 Price Changed $30,000 PrimeMLS
• 2025-11-15 Price Changed $105,000 PrimeMLS
• 2025-09-03 Listed $110,000 PrimeMLS
• 2016-07-15 Sold (MLS) $35,000 PrimeMLS
• 2016-06-03 Pending — PrimeMLS
• 2016-05-22 Listed $35,000 PrimeMLS
• 2013-06-28 Sold (MLS) $25,000 PrimeMLS
• 2013-04-12 Listed $30,000 PrimeMLS
• 2008-01-31 Sold (MLS) $32,000 PrimeMLS
• 2008-01-08 Delisted — PrimeMLS
• 2007-10-29 Listed $37,900 PrimeMLS
• 2001-06-04 Sold (Public Records) $22,500 Public Records

Property tax history

+7.8%/yr

Latest (2025): $1,547 · +3.1% YoY. Source: county tax records.