141 Estate Dr · Rochester, NH 03825

$129,900

3 bd · 1.0 ba · 938 sqft · Manufactured public records · 7 Days on market

Built 1998 Est $137k · 5% under $695/mo HOA · 32% of rent

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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 +19.6/30.0
• 1% rule +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +9.8/15.0
• DSCR +6.2/10.0
• Schools +4.2/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Lovingly cared for home on a wonderful private lot in the back of the park. These sellers have done a lot of upgrades, and you get the benefits. Kitchen was completely redone, including new countertops, backsplash, and gorgeous Samsung stainless appliances. Large living room with lots of windows to allow light to stream in. Open concept living at it's best! Full bath also features new Corian countertops. Master has a double closet. Central Air!!! Very private lot with lovely landscaping. Large deck looking out on the birds & gardens. Ready and waiting for it's new owners!

Key facts

• Built 1998
• Listed 7 days

Property features AI

Finance

• Other: Documents available: Association documents and property disclosure
• HOA & community: Monthly park fee of $695; Fee includes park rent, plowing, sewer, trash, and water; Located in a managed mobile home park (Barrington Estates)

Exterior

• Parking: Driveway (dirt and paved)
• Utilities: Community water; Community sewer; 100 amp electrical service with circuit breakers; High-speed internet available; Other utilities available
• Home design: Single wide mobile home; White exterior; Entry facing information not provided
• Construction: Built in 1998; Vinyl siding; Asphalt shingle roof
• Exterior features: Interior lot in a neighborhood; Dirt and paved driveway; Mobile park approval in place (Barrington Estates); Mobile is anchored

Interior

• Kitchen: Electric stove; Refrigerator; Dishwasher not listed
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating (hot air); Central air conditioning
• Interior features: 4 total rooms; Laminate flooring
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $149 ($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 7.7% vs local median 3.6% 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-.
• Barrington School District (rural): math 45% / reading 47% proficiency, ranked #44 of 98 in NH (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: Barrington Elementary School (math 42% / reading 42%, grade F, #141 of 263 statewide, top 58%, 424 students, 9% FRL) — zoned schools at 9% FRL track the district average.
• Market conditions: 79 active listings in the ZIP; 951 units permitted in Strafford County in 2024 (551 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($898 loan paydown + $13k appreciation (10.0% local appreciation)).
• Strafford County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y 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 $50k; list at $130k implies a 160% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.

Recommended offer $129,900

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: 1.66% ✓
• Cap rate: 7.67%
• Cash-on-cash: 4.90%
• DSCR: 1.22
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $136,948
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
141 Estate Dr	0.00mi	2/1.0 (-1)	938 (0%)	1mo	$129,900	$138	94
20 First St	0.09mi	3/1.0	952 (+2%)	21mo	$117,000	$123	76
22 Second St	0.04mi	3/2.0	954 (+2%)	19mo	$155,000	$162	75
48 Second St	0.04mi	3/2.0	924 (-2%)	20mo	$145,900	$158	75
121 Estate Dr	0.03mi	3/2.0	924 (-2%)	22mo	$135,000	$146	74
44 Estate Dr	0.15mi	2/1.0 (-1)	924 (-2%)	23mo	$100,000	$108	66

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.0%
• Equity multiple: 3.22×
• Total profit: $80,645
• Equity at exit: $117,024

10-year hold

• IRR: 24.5%
• Equity multiple: 7.35×
• Total profit: $230,907
• Equity at exit: $252,367

Cash invested: $36,372 (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 03825

• Home prices YoY: 13.7%
• Active inventory: 79
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,151 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$120 /mo · $1,442/yr
• Insurance: −$54
• HOA: −$695
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $149

Break-even live

Break-even rent $1,963

Max offer price $129,900

Occupancy floor 88%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $695 · $8,340/yr
• Likely covers: landscaping

Listing history 7 events

1. 2026-05-01
   status Pending
2. 2026-04-24
   listed $129,900 Active
3. 2026-04-21
   historical $129,900
4. 2017-10-13
   soldstatus $50,000
5. 2017-10-11
   soldstatus $50,000 Closed 588-char remark

   Show marketing remark (588 chars)

   Lovingly cared for home on a wonderful private lot in the back of the park. These sellers have done a lot of upgrades, and you get the benefits. Kitchen was completely redone, including new countertops, backsplash, and gorgeous Samsung stainless appliances. Large living room with lots of windows to allow light to stream in. Open concept living at it's best! Full bath also features new Corian countertops. Master has a double closet. Central Air!!! Very private lot with lovely landscaping. Large deck looking out on the birds & gardens. Ready and waiting for it's new owners!

6. 2017-08-27
   historical Active with Contract 588-char remark

   Show marketing remark (588 chars)

   Lovingly cared for home on a wonderful private lot in the back of the park. These sellers have done a lot of upgrades, and you get the benefits. Kitchen was completely redone, including new countertops, backsplash, and gorgeous Samsung stainless appliances. Large living room with lots of windows to allow light to stream in. Open concept living at it's best! Full bath also features new Corian countertops. Master has a double closet. Central Air!!! Very private lot with lovely landscaping. Large deck looking out on the birds & gardens. Ready and waiting for it's new owners!

7. 2017-08-02
   listed $49,900 Active 588-char remark

   Show marketing remark (588 chars)

   Lovingly cared for home on a wonderful private lot in the back of the park. These sellers have done a lot of upgrades, and you get the benefits. Kitchen was completely redone, including new countertops, backsplash, and gorgeous Samsung stainless appliances. Large living room with lots of windows to allow light to stream in. Open concept living at it's best! Full bath also features new Corian countertops. Master has a double closet. Central Air!!! Very private lot with lovely landscaping. Large deck looking out on the birds & gardens. Ready and waiting for it's new owners!

ⓘ 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: $1,442 · $120/mo
• Projected year-2 tax: $2,137 · $178/mo
• Expected delta: +$695/yr (+$58/mo · 48.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,809
• − Mortgage interest: −$7,276
• − Property taxes: −$1,442
• − Insurance: −$650
• − Repairs & maintenance: −$2,065
• − Management: −$2,065
• − HOA: −$8,340
• − Depreciation: −$3,779
• Taxable income: $193
• Est. tax owed @ 24.0%: −$46
• After-tax cash flow: $1,737/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: Barrington School District
• NCES district ID: 3301650
• Math proficiency: 45% ▼ -7.00%
• Reading proficiency: 47% ▼ -11.00%
• Median HH income: $78,443
• Composite: 42.19/100
• National rank: #3289
• State rank: #44 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

• City population: 22,732
• Population (ZIP): 9,420

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 (89%)
• Race & ethnicity: White 89% Two or more races 8% Hispanic / Latino 3% Black 2%
• Common ancestry: Lithuanian 13% Slovak 5% Romanian 5%
• Foreign-born: 1% · Canada

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: ▲ 50.84%
• Current HPI: 422.7577
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+160.3% since first listed

7 events — show timeline

• 2026-05-01 Pending — PrimeMLS
• 2026-04-24 Listed $129,900 PrimeMLS
• 2026-04-21 Coming Soon $129,900 PrimeMLS
• 2017-10-13 Sold (Public Records) $50,000 Public Records
• 2017-10-11 Sold (MLS) $50,000 PrimeMLS
• 2017-08-27 Contingent — PrimeMLS
• 2017-08-02 Listed $49,900 PrimeMLS

Property tax history

+6.4%/yr

Latest (2024): $1,442 · +5.3% YoY. Source: county tax records.