94 Oriole Ave · Keene, NH 03431

$168,500

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 44 Days on market

Built 2020 $130/sqft · 41% above area Est $119k · 41% over

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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 +29.5/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Livability +4.4/5.0
• Rent growth +3.4/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready on a private corner lot-this is the one you have been waiting for! Step into this beautiful 3 bedroom, 2 bath home featuring a bright, open-concept layout designed for both everyday living and entertaining. The kitchen is the heart of the home, complete with a center island, bar seating with island stools that will stay and seamless flow into the dining and living areas. The split-bedroom layout offers the perfect balance of comfort and privacy, with a spacious primary suite and private bath on one side, and two additional bedrooms and bathroom on the other. You'll also love the wide hallway, walk-in pantry, and dedicated laundry room-plenty of space for real life. Outside, enjoy your covered entry porch and a peaceful backyard that opens up to the shared green space with picnic tables and a play area-ideal for relaxing evenings or time with family and friends. Located on a desirable corner lot with extra privacy, this home also features a paved 2 car parking area, garden shed, and convenient exterior upgrades including a flood light and outdoor outlet. Bonus: Option to include all security cameras and a stand-up freezer, making this home even more move-in-ready. Homes like this don't last-come see it for yourself. Open House Saturday, May 2, 2026 from 10:00am-12 Noon.

Key facts

• Laundry room
• Split bedroom plan
• Kitchen island

Tags

• OPEN KITCHEN
• SPLIT BEDROOM PLAN
• WALK IN PANTRY
• LAUNDRY ROOM
• KITCHEN ISLAND
• EXTERIOR GARDEN SHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $168k.

Deal economics

• At list price, monthly cash flow is $605 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $168k).
• Recommended offer: $163k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 4.2% in Keene — 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 88/100 on livability (#4 in NH, #192 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+.
• Keene School District (town): math 26% / reading 47% proficiency, ranked #76 of 98 in NH (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.4%/yr); 63 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 166 units permitted in Cheshire County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($80k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Cheshire County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $47k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 26y 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 $10k; list at $168k implies a 1674% gain — meaningful room to come down on a strong offer.

Recommended offer $163,445 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.36% ✓
• Cap rate: 10.60%
• Cash-on-cash: 15.39%
• DSCR: 1.68
• GRM: 6.1

CMA / ARV

• ARV (median comp): $119,226
• List price: $168,500
• Delta: 41.33%
• Verdict: OVERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
94 Oriole Ave	0.00mi	3/2.0	1,296 (0%)	0mo	$165,000	$127	100
11 Nut Hatch Ln	0.09mi	3/1.5	1,296 (0%)	5mo	$137,000	$106	90
3 Finch St	0.20mi	3/2.0	1,188 (-8%)	10mo	$105,000	$88	68
15 Sparrow St	0.27mi	3/2.0	1,232 (-5%)	13mo	$155,000	$126	68
27 Sparrow St	0.19mi	3/2.0	1,344 (+4%)	20mo	$159,900	$119	68
4 Chickadee Ct	0.29mi	3/2.0	1,344 (+4%)	17mo	$179,900	$134	66
20 Finch St	0.22mi	4/1.5 (+1)	1,320 (+2%)	17mo	$48,000	$36	65
8 Phoebe Ct	0.28mi	3/2.0	1,152 (-11%)	8mo	$129,900	$113	62
12 Chickadee Ct	0.28mi	3/2.0	1,152 (-11%)	10mo	$50,000	$43	60
29 Sparrow St	0.18mi	3/2.0	1,104 (-15%)	11mo	$100,000	$91	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 · 3.43% rent growth · sell at horizon

5-year hold

• IRR: 6.6%
• Equity multiple: 1.26×
• Total profit: $12,279
• Equity at exit: $25,124

10-year hold

• IRR: 16.4%
• Equity multiple: 2.37×
• Total profit: $64,673
• Equity at exit: $14,569

Cash invested: $47,180 (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 03431

• Home prices YoY: -34.4%
• Rents YoY: 3.4%
• Active inventory: 63
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,294 medium
• Mortgage (P&I): −$884
• Tax from tax record: −$253 /mo · $3,038/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $605

Break-even live

Break-even rent $1,528

Max offer price $168,500

Occupancy floor 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: $42,125
• Closing costs: $5,055
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
794 Court St Unit D Keene, NH	2.0	1.0	924	$2,300	$2.49	43d	1	0.34mi
489 Elm St Keene, NH	2.0	1.0	880	$2,400	$2.73	43d	1	1.09mi
141 Spruce St Keene, NH	3.0	1.0	1000	$1,700	$1.70	43d	1	1.46mi

Listing history 6 events

1. 2026-05-09
   status Pending 1303-char remark

   Show marketing remark (1303 chars)

   Move-in ready on a private corner lot-this is the one you have been waiting for! Step into this beautiful 3 bedroom, 2 bath home featuring a bright, open-concept layout designed for both everyday living and entertaining. The kitchen is the heart of the home, complete with a center island, bar seating with island stools that will stay and seamless flow into the dining and living areas. The split-bedroom layout offers the perfect balance of comfort and privacy, with a spacious primary suite and private bath on one side, and two additional bedrooms and bathroom on the other. You'll also love the wide hallway, walk-in pantry, and dedicated laundry room-plenty of space for real life. Outside, enjoy your covered entry porch and a peaceful backyard that opens up to the shared green space with picnic tables and a play area-ideal for relaxing evenings or time with family and friends. Located on a desirable corner lot with extra privacy, this home also features a paved 2 car parking area, garden shed, and convenient exterior upgrades including a flood light and outdoor outlet. Bonus: Option to include all security cameras and a stand-up freezer, making this home even more move-in-ready. Homes like this don't last-come see it for yourself. Open House Saturday, May 2, 2026 from 10:00am-12 Noon.

2. 2026-04-09
   price $168,500 1303-char remark

   Show marketing remark (1303 chars)

   Move-in ready on a private corner lot-this is the one you have been waiting for! Step into this beautiful 3 bedroom, 2 bath home featuring a bright, open-concept layout designed for both everyday living and entertaining. The kitchen is the heart of the home, complete with a center island, bar seating with island stools that will stay and seamless flow into the dining and living areas. The split-bedroom layout offers the perfect balance of comfort and privacy, with a spacious primary suite and private bath on one side, and two additional bedrooms and bathroom on the other. You'll also love the wide hallway, walk-in pantry, and dedicated laundry room-plenty of space for real life. Outside, enjoy your covered entry porch and a peaceful backyard that opens up to the shared green space with picnic tables and a play area-ideal for relaxing evenings or time with family and friends. Located on a desirable corner lot with extra privacy, this home also features a paved 2 car parking area, garden shed, and convenient exterior upgrades including a flood light and outdoor outlet. Bonus: Option to include all security cameras and a stand-up freezer, making this home even more move-in-ready. Homes like this don't last-come see it for yourself. Open House Saturday, May 2, 2026 from 10:00am-12 Noon.

3. 2026-03-26
   listed $170,000 Active 1303-char remark

   Show marketing remark (1303 chars)

   Move-in ready on a private corner lot-this is the one you have been waiting for! Step into this beautiful 3 bedroom, 2 bath home featuring a bright, open-concept layout designed for both everyday living and entertaining. The kitchen is the heart of the home, complete with a center island, bar seating with island stools that will stay and seamless flow into the dining and living areas. The split-bedroom layout offers the perfect balance of comfort and privacy, with a spacious primary suite and private bath on one side, and two additional bedrooms and bathroom on the other. You'll also love the wide hallway, walk-in pantry, and dedicated laundry room-plenty of space for real life. Outside, enjoy your covered entry porch and a peaceful backyard that opens up to the shared green space with picnic tables and a play area-ideal for relaxing evenings or time with family and friends. Located on a desirable corner lot with extra privacy, this home also features a paved 2 car parking area, garden shed, and convenient exterior upgrades including a flood light and outdoor outlet. Bonus: Option to include all security cameras and a stand-up freezer, making this home even more move-in-ready. Homes like this don't last-come see it for yourself. Open House Saturday, May 2, 2026 from 10:00am-12 Noon.

4. 2000-12-04
   soldstatus $9,500 130-char remark

   Show marketing remark (130 chars)

   WELL CARED FOR MOBILE READY TO MOVE IN. FRESHLY PAINTED INSIDE AND OUT! NEW KITCHEN RANGE AND WATER HEATER. NICE LOCATION IN PARK.

5. 2000-11-01
   soldstatus $9,500
6. 2000-10-11
   listed $9,500 130-char remark

   Show marketing remark (130 chars)

   WELL CARED FOR MOBILE READY TO MOVE IN. FRESHLY PAINTED INSIDE AND OUT! NEW KITCHEN RANGE AND WATER HEATER. NICE LOCATION IN PARK.

ⓘ 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: $3,038 · $253/mo
• Projected year-2 tax: $3,356 · $280/mo
• Expected delta: +$318/yr (+$26/mo · 10.5%)

ⓘ 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 ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $27,523
• − Mortgage interest: −$9,439
• − Property taxes: −$3,038
• − Insurance: −$842
• − Repairs & maintenance: −$2,202
• − Management: −$2,202
• − Depreciation: −$4,902
• Taxable income: $4,898
• Est. tax owed @ 24.0%: −$1,176
• After-tax cash flow: $6,083/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: Keene School District
• NCES district ID: 3304050
• Math proficiency: 26% ▼ -16.00%
• Reading proficiency: 47% ▼ -5.00%
• Median HH income: $51,158
• Composite: 31.62/100
• National rank: #5943
• State rank: #76 of 98 in NH

Livability — Keene

• Score: 88/100
• State rank: #4
• US rank: #192

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Keene, NH
• County: Cheshire County · 25,065 people
• City population: 25,065
• Metro: Keene, NH
• Population (ZIP): 25,065
• Household income: $79,541
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 716.0

Population outlook (Cheshire County) Hauer SSP2

• Today (2025): 74,613 people
• By 2030: 72,495 · -2.8%
• By 2040: 66,778 · -10.5%
• By 2050: 60,963 · -18.3%
• By 2075: 49,511 · -33.6%
• By 2100: 39,687 · -46.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 2% Black 1%
• Common ancestry: Lithuanian 10% Slovak 4% Romanian 3%
• Foreign-born: 4% · Canada, China
• Languages at home: 96% English-only · French/Haitian/Cajun 1% Spanish 1% Other Indo-European 1%

Political lean MEDSL · Cheshire

• 2024 margin: Lean D (+9.8) · D 54.4% · R 44.6% · Other 1.1%
• 2008→2024 swing: -17.8pp toward R · 2008: 27.6pp · 2024: 9.8pp
• All cycles: 2024: D+9.8 2020: D+17.2 2016: D+12.6 2012: D+24.8 2008: D+27.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -203.55%
• Current HPI: 387.6804
• Rent YoY: ▲ 3.43%
• Metro: Keene, NH
• State GDP YoY: —
• F500 in state: 0

Price history

+1673.7% since first listed

6 events — show timeline

• 2026-05-09 Pending — PrimeMLS
• 2026-04-09 Price Changed $168,500 PrimeMLS
• 2026-03-26 Listed $170,000 PrimeMLS
• 2000-12-04 Sold (MLS) $9,500 PrimeMLS
• 2000-11-01 Sold (Public Records) $9,500 Public Records
• 2000-10-11 Listed $9,500 PrimeMLS

Property tax history

+22.4%/yr

Latest (2025): $3,038 · +3.9% YoY. Source: county tax records.