57 Riverview Dr · Rochester, NH 03867

$175,000

3 bd · 1.0 ba · 1,188 sqft · Manufactured public records · 20 Days on market

Built 2019 $147/sqft · at area comps Est $177k · at est. $510/mo HOA · 23% 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).

• Cash flow +12.9/30.0
• ARV discount +7.9/15.0
• 1% rule +7.6/10.0
• Livability +4.2/5.0
• DSCR +3.9/10.0
• Rent growth +3.6/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Chestnut Hill MH Park. This great home is only six years old. Enjoy the spacious living room which leads to the Kitchen/Dining area. This open concept layout is perfect for entertaining with the kitchen island offering additional seating. You’ll enjoy all the storage space using the additional cabinetry in the dining area. The back windows offer a view of the pond. There is a large primary suite with its own bathroom. In addition, there is dedicated laundry/mudroom space with access to the back yard and driveway area. Easy to show!

Key facts

• View of the pond
• Kitchen island
• Additional cabinetry

Tags

• OPEN CONCEPT LAYOUT
• KITCHEN ISLAND
• ADDITIONAL CABINETRY
• VIEW OF THE POND
• DEDICATED LAUNDRY MUDROOM

Property features AI

Finance

• HOA & community: Monthly community fee of $510 covering park rent, sewer, trash and water; Master insurance provided by association; Association road frontage

Exterior

• Parking: Paved driveway parking
• Utilities: Public water; Private sewer; Circuit breaker electrical service; Cable internet available
• Home design: Double wide / Manufactured/Mobile home; One story; Existing property
• Construction: Built in 2019; Wood frame construction; Asphalt shingle roof; Unknown survey status
• Exterior features: Level lot; Paved driveway

Interior

• Kitchen: Dishwasher; Microwave; Electric range; Refrigerator
• Bedrooms: Master bedroom (main level); Two additional bedrooms (main level)
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom; One 3/4 bathroom
• Heating & cooling: Kerosene heating; Forced air heating
• Interior features: Six total rooms; Living room; Kitchen/dining area; Laundry room
• Laundry & utility: Washer; Dryer; Dedicated laundry room (main level)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $-12 ($-147/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (1.2% below list).
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.2% 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: Chamberlain Street School (math 24% / reading 27%, grade F, #227 of 263 statewide, top 86%, 298 students, 45% 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 38% FRL track the district average.
• Market conditions: Rents rising fast (+4.2%/yr); 109 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 951 units permitted in Strafford County in 2024 (551 in 5+ unit buildings).
• This rent runs 34% of the median local income ($79k/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.
• Strafford County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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 $117k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $172,375 (1.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.26% ✓
• Cap rate: 6.21%
• Cash-on-cash: -0.30%
• DSCR: 0.99
• GRM: 6.6

CMA / ARV

• ARV (median comp): $176,676
• List price: $175,000
• Delta: -0.95%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28 RIVERVIEW Dr	0.14mi	3/2.0	1,184 (-0%)	16mo	$174,900	$148	76
8 Perimeter Dr	0.11mi	3/2.0	1,104 (-7%)	5mo	$110,000	$100	75
52 RIVERVIEW Dr	0.05mi	2/2.0 (-1)	1,248 (+5%)	8mo	$240,000	$192	74
72 RIVERVIEW Dr	0.14mi	2/2.0 (-1)	1,248 (+5%)	13mo	$234,900	$188	65
10 CLEARVIEW Dr	0.16mi	3/2.0	1,340 (+13%)	8mo	$252,500	$188	61
15 West Ln	0.27mi	2/2.0 (-1)	1,216 (+2%)	19mo	$170,000	$140	59
1 West Ln	0.32mi	3/2.0	1,296 (+9%)	18mo	$150,000	$116	51
12 Skyline Dr	0.33mi	2/1.5 (-1)	1,098 (-8%)	23mo	$160,500	$146	46

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 · 4.22% rent growth · sell at horizon

5-year hold

• IRR: -14.6%
• Equity multiple: 0.47×
• Total profit: $-26,029
• Equity at exit: $26,093

10-year hold

• IRR: -3.0%
• Equity multiple: 0.78×
• Total profit: $-10,644
• 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 03867

• Home prices YoY: -22.0%
• Rents YoY: 4.2%
• Active inventory: 109
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,206 high
• Mortgage (P&I): −$918
• Tax from tax record: −$254 /mo · $3,054/yr
• Insurance: −$73
• HOA: −$510
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $-12

Break-even live

Break-even rent $2,222

Max offer price $172,833

Occupancy floor 96%

Sensitivity live

Price	-10% $87	-5% $37	+0% $-12	+5% $-62	+10% $-111
Rent	-10% $-187	-5% $-99	+0% $-12	+5% $75	+10% $162
Rate	-1.0pp $76	-0.5pp $32	base $-12	+0.5pp $-58	+1.0pp $-104

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
9 Elm Ct Rochester, NH	2.0	1.0	1100	$2,000	$1.82	0d	1	0.90mi
28 Chestnut St Unit Upstairs Rochester, NH	2.0	1.0	925	$1,650	$1.78	16d	1	0.90mi
58 Washington St Rochester, NH	3.0	1.0	1120	$2,300	$2.05	6d	1	0.91mi
73 Maple St Rochester, NH	2.0	1.0	800	$1,500	$1.88	4d	1	0.94mi
7 Springfield Est Rochester, NH	2.0	1.5	1200	$2,200	$1.83	0d	1	0.96mi
10 Gagne St Rochester, NH	2.0	1.5	1500	$2,400	$1.60	0d	1	0.98mi
20 Fownes Mill Ct Rochester, NH	2.0	2.0	1200	$2,350	$1.96	45d	1	1.00mi
20 Fownes Mill Ct Rochester, NH	2.0	2.0	1200	$2,300	$1.92	26d	1	1.00mi
10 N Main St Rochester, NH	2.0	1.0	785	$2,150	$2.74	0d	1	1.00mi
36 Farmington Rd Rochester, NH	1.0–2.0	1.0	875	$2,300	$2.63	0d	1	1.09mi
12 Beaver Way Unit 101 Rochester, NH	2.0	1.5	1375	$2,000	$1.45	25d	1	1.21mi
21 Knight St Unit 1 Rochester, NH	3.0	1.0	900	$2,300	$2.56	0d	1	1.31mi
21 Knight St Unit 1 Rochester, NH	3.0	1.0	900	$2,300	$2.56	6d	1	1.31mi
27 Knight St Unit 2 Rochester, NH	3.0	1.0	1400	$2,000	$1.43	45d	1	1.32mi

HOA detail

• Monthly dues: $510 · $6,120/yr

Listing history 25 events

1. 2026-06-21
   days on market $175,000 Active 20 DOM
2. 2026-06-18
   days on market $175,000 Active 17 DOM
3. 2026-06-17
   days on market $175,000 Active 16 DOM
4. 2026-06-16
   days on market $175,000 Active 15 DOM
5. 2026-06-15
   days on market $175,000 Active 14 DOM
6. 2026-06-13
   days on market $175,000 Active 12 DOM
7. 2026-06-13
   days on market $175,000 Active 11 DOM
8. 2026-06-09
   days on market $175,000 Active 8 DOM
9. 2026-06-08
   days on market $175,000 Active 7 DOM
10. 2026-06-07
    days on market $175,000 Active 6 DOM
11. 2026-06-04
    days on market $175,000 Active 3 DOM
12. 2026-06-03
    days on market $175,000 Active 2 DOM
13. 2026-06-02
    days on marketlisting id $175,000 Active 1 DOM
14. 2026-06-01
    days on market $175,000 Active 62 DOM
15. 2026-05-31
    days on market $175,000 Active 61 DOM
16. 2026-05-19
    price $175,000 554-char remark

    Show marketing remark (554 chars)

    Welcome to Chestnut Hill MH Park. This great home is only six years old. Enjoy the spacious living room which leads to the Kitchen/Dining area. This open concept layout is perfect for entertaining with the kitchen island offering additional seating. You’ll enjoy all the storage space using the additional cabinetry in the dining area. The back windows offer a view of the pond. There is a large primary suite with its own bathroom. In addition, there is dedicated laundry/mudroom space with access to the back yard and driveway area. Easy to show!

17. 2026-04-20
    price $182,000 554-char remark

    Show marketing remark (554 chars)

    Welcome to Chestnut Hill MH Park. This great home is only six years old. Enjoy the spacious living room which leads to the Kitchen/Dining area. This open concept layout is perfect for entertaining with the kitchen island offering additional seating. You’ll enjoy all the storage space using the additional cabinetry in the dining area. The back windows offer a view of the pond. There is a large primary suite with its own bathroom. In addition, there is dedicated laundry/mudroom space with access to the back yard and driveway area. Easy to show!

18. 2026-03-31
    listed $189,000 Active 554-char remark

    Show marketing remark (554 chars)

    Welcome to Chestnut Hill MH Park. This great home is only six years old. Enjoy the spacious living room which leads to the Kitchen/Dining area. This open concept layout is perfect for entertaining with the kitchen island offering additional seating. You’ll enjoy all the storage space using the additional cabinetry in the dining area. The back windows offer a view of the pond. There is a large primary suite with its own bathroom. In addition, there is dedicated laundry/mudroom space with access to the back yard and driveway area. Easy to show!

19. 2020-10-30
    soldstatus $117,000 Closed 390-char remark

    Show marketing remark (390 chars)

    This great home is in it's final stages of completion! Enjoy the spacious living room which leads to the Kitchen/Dining area. Ample kitchen counter space and added island is a cook's dream kitchen. Home also has additional cabinetry in the dining area. Lots of windows to enjoy the view of the pond. Dedicated laundry/mudroom with the ease of exiting to the back yard. Home is easy to show!

20. 2020-09-28
    status Pending 390-char remark

    Show marketing remark (390 chars)

    This great home is in it's final stages of completion! Enjoy the spacious living room which leads to the Kitchen/Dining area. Ample kitchen counter space and added island is a cook's dream kitchen. Home also has additional cabinetry in the dining area. Lots of windows to enjoy the view of the pond. Dedicated laundry/mudroom with the ease of exiting to the back yard. Home is easy to show!

21. 2020-07-15
    price $119,900 390-char remark

    Show marketing remark (390 chars)

    This great home is in it's final stages of completion! Enjoy the spacious living room which leads to the Kitchen/Dining area. Ample kitchen counter space and added island is a cook's dream kitchen. Home also has additional cabinetry in the dining area. Lots of windows to enjoy the view of the pond. Dedicated laundry/mudroom with the ease of exiting to the back yard. Home is easy to show!

22. 2020-03-05
    status Active 390-char remark

    Show marketing remark (390 chars)

    This great home is in it's final stages of completion! Enjoy the spacious living room which leads to the Kitchen/Dining area. Ample kitchen counter space and added island is a cook's dream kitchen. Home also has additional cabinetry in the dining area. Lots of windows to enjoy the view of the pond. Dedicated laundry/mudroom with the ease of exiting to the back yard. Home is easy to show!

23. 2020-03-05
    historical 390-char remark

    Show marketing remark (390 chars)

    This great home is in it's final stages of completion! Enjoy the spacious living room which leads to the Kitchen/Dining area. Ample kitchen counter space and added island is a cook's dream kitchen. Home also has additional cabinetry in the dining area. Lots of windows to enjoy the view of the pond. Dedicated laundry/mudroom with the ease of exiting to the back yard. Home is easy to show!

24. 2020-03-04
    listed $124,900 Active 390-char remark

    Show marketing remark (390 chars)

    This great home is in it's final stages of completion! Enjoy the spacious living room which leads to the Kitchen/Dining area. Ample kitchen counter space and added island is a cook's dream kitchen. Home also has additional cabinetry in the dining area. Lots of windows to enjoy the view of the pond. Dedicated laundry/mudroom with the ease of exiting to the back yard. Home is easy to show!

25. 1989-03-07
    soldstatus $27,000

ⓘ 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: $3,054 · $254/mo
• Projected year-2 tax: $3,434 · $286/mo
• Expected delta: +$380/yr (+$32/mo · 12.5%)

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

Taxation est. · year 1

• Rental income: $26,474
• − Mortgage interest: −$9,803
• − Property taxes: −$3,054
• − Insurance: −$875
• − Repairs & maintenance: −$2,118
• − Management: −$2,118
• − HOA: −$6,120
• − Depreciation: −$5,091
• Taxable loss: −$2,705
• Est. tax savings @ 24.0%: +$649
• After-tax cash flow: $502/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
• County: Strafford County · 75,181 people
• City population: 22,732
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 22,732
• Household income: $78,674
• Rent vs Own: 37.4% rent · 62.6% own
• Severe rent burden: 663.0

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 (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2% Asian 1%
• Common ancestry: Lithuanian 12% Romanian 2% Serbian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 1% French/Haitian/Cajun 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: ▼ -107.34%
• Current HPI: 379.5755
• Rent YoY: ▲ 4.22%
• Metro: Boston-Cambridge-Newton, MA-NH
• State GDP YoY: —
• F500 in state: 0

Price history

+548.1% since first listed

11 events — show timeline

• 2026-05-19 Price Changed $175,000 PrimeMLS
• 2026-04-20 Price Changed $182,000 PrimeMLS
• 2026-03-31 Listed $175,000 PrimeMLS
• 2026-03-31 Listed $189,000 PrimeMLS
• 2020-10-30 Sold (MLS) $117,000 PrimeMLS
• 2020-09-28 Pending — PrimeMLS
• 2020-07-15 Price Changed $119,900 PrimeMLS
• 2020-03-05 Relisted — PrimeMLS
• 2020-03-05 Delisted — PrimeMLS
• 2020-03-04 Listed $124,900 PrimeMLS
• 1989-03-07 Sold (Public Records) $27,000 Public Records

Property tax history

+20.9%/yr

Latest (2025): $3,054 · +3.0% YoY. Source: county tax records.