8 Dart St · South Hooksett, NH 03106

$119,000

2 bd · 1.0 ba · 1,056 sqft · Manufactured public records · 30 Days on market

Built 1968 Est $184k · 35% under $535/mo HOA · 24% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well cared 2bd/1ba in great sought after park in Hooksett. Great Space, large open concept eat in kitchen area, 3 season porch, 2 decks for entertaining, brand new bathroom, double-tilt out windows, out building, New skirting, New A/C, New Blinds, New Flooring, addition added in last 15 years. Owner Financing Possible!

Key facts

• Move in ready
• Freshly renovated
• Built 1968

Tags

• FRESHLY RENOVATED
• MOVE IN READY
• COMMUNITY IN GROUND POOL
• QUICK ACCESS TO INTERSTATE 93
• QUICK ACCESS TO ROUTE 101

Property features AI

Finance

• HOA & community: Monthly park fee of 535 (covers park fees/park rent)

Exterior

• Parking: Driveway parking (concrete, paved)
• Utilities: Public sewer; Public water; Circuit breaker electrical service; Cable available; internet availability unknown
• Home design: Double wide mobile/manufactured home; Existing structure; Metal roof; Facing and entry level not specified
• Construction: Vinyl siding; Built in 1968; Metal roof
• Exterior features: Subdivision lot; Concrete, paved driveway; Mobile home park: Manchester Manor (park-approved)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Electric heat
• Interior features: Five total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $119k.

Deal economics

• At list price, monthly cash flow is $494 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $117k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 1.5% in South Hooksett — 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 75/100 on livability (#31 in NH, #4,309 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A; Watch: schools D, amenities F, commute F.
• Hooksett School District (suburban): math 54% / reading 56% proficiency, ranked #22 of 98 in NH (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: 55 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 380 units permitted in Merrimack County in 2024 (28 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Merrimack County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $119k implies a 198% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.

Recommended offer $117,215 (1.5% below list)

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.87% ✓
• Cap rate: 11.28%
• Cash-on-cash: 17.79%
• DSCR: 1.79
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $183,744
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
91 Zachary Dr	0.18mi	2/2.0	1,008 (-4%)	0mo	$175,000	$174	80
21 Vindale Rd	0.14mi	2/1.0	1,128 (+7%)	5mo	$115,000	$102	78
3 Kirkwood Rd	0.08mi	2/1.5	1,064 (+1%)	21mo	$81,500	$77	75
4 Kyle Ave	0.20mi	2/1.5	994 (-6%)	8mo	$179,900	$181	72
1 Atlas Ave	0.19mi	3/1.5 (+1)	1,038 (-2%)	16mo	$185,500	$179	68
22 Embassy Ave	0.06mi	2/1.5	924 (-12%)	14mo	$127,000	$137	63
18 Vindale Rd	0.07mi	3/2.0 (+1)	1,120 (+6%)	21mo	$104,000	$93	60
44 Zachary Dr	0.19mi	2/2.0	920 (-13%)	12mo	$185,000	$201	56

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: 9.5%
• Equity multiple: 1.37×
• Total profit: $12,492
• Equity at exit: $17,743

10-year hold

• IRR: 18.8%
• Equity multiple: 2.58×
• Total profit: $52,645
• Equity at exit: $10,289

Cash invested: $33,320 (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 03106

• Home prices YoY: -10.2%
• Active inventory: 55
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $2,230 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$59 /mo · $707/yr
• Insurance: −$50
• HOA: −$535
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $494

Break-even live

Break-even rent $1,604

Max offer price $119,000

Occupancy floor 73%

Sensitivity live

Price	-10% $561	-5% $528	+0% $494	+5% $460	+10% $427
Rent	-10% $318	-5% $406	+0% $494	+5% $582	+10% $670
Rate	-1.0pp $554	-0.5pp $524	base $494	+0.5pp $463	+1.0pp $432

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
134 Mammoth Rd Unit 29 Hooksett, NH	2.0	1.0	764	$1,750	$2.29	22d	1	0.31mi
99 Mammoth Rd #11 Hooksett, NH	2.0	2.0	1135	$2,367	$2.09	22d	1	0.64mi

HOA detail

• Monthly dues: $535 · $6,420/yr

Listing history 18 events

1. 2026-06-15
   status $119,000 Pending 30 DOM
2. 2026-06-15
   days on market $119,000 Active 30 DOM
3. 2026-06-14
   days on market $119,000 Active 28 DOM
4. 2026-06-10
   days on market $119,000 Active 25 DOM
5. 2026-06-09
   days on market $119,000 Active 24 DOM
6. 2026-06-08
   days on market $119,000 Active 23 DOM
7. 2026-06-07
   pricedays on market $119,000 Active 22 DOM
8. 2026-06-03
   days on market $129,000 Active 18 DOM
9. 2026-06-02
   days on market $129,000 Active 17 DOM
10. 2026-06-01
    days on market $129,000 Active 16 DOM
11. 2026-05-31
    days on market $129,000 Active 15 DOM
12. 2026-05-30
    days on market $129,000 Active 14 DOM
13. 2026-05-16
    listed $129,000 Active
14. 2026-05-14
    historical $129,000
15. 2026-05-13
    listed $129,000 Active
16. 2008-11-15
    soldstatus $39,900 320-char remark

    Show marketing remark (320 chars)

    Well cared 2bd/1ba in great sought after park in Hooksett. Great Space, large open concept eat in kitchen area, 3 season porch, 2 decks for entertaining, brand new bathroom, double-tilt out windows, out building, New skirting, New A/C, New Blinds, New Flooring, addition added in last 15 years. Owner Financing Possible!

17. 2008-09-22
    listed $39,900 320-char remark

    Show marketing remark (320 chars)

    Well cared 2bd/1ba in great sought after park in Hooksett. Great Space, large open concept eat in kitchen area, 3 season porch, 2 decks for entertaining, brand new bathroom, double-tilt out windows, out building, New skirting, New A/C, New Blinds, New Flooring, addition added in last 15 years. Owner Financing Possible!

18. 1998-06-24
    soldstatus $20,000

ⓘ 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: $707 · $59/mo
• Projected year-2 tax: $1,651 · $138/mo
• Expected delta: +$944/yr (+$79/mo · 133.5%)

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

Taxation est. · year 1

• Rental income: $26,759
• − Mortgage interest: −$6,666
• − Property taxes: −$707
• − Insurance: −$595
• − Repairs & maintenance: −$2,141
• − Management: −$2,141
• − HOA: −$6,420
• − Depreciation: −$3,462
• Taxable income: $4,628
• Est. tax owed @ 24.0%: −$1,111
• After-tax cash flow: $4,818/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: Hooksett School District
• NCES district ID: 3303870
• Math proficiency: 54% ▼ -1.00%
• Reading proficiency: 56% ▼ -1.00%
• Median HH income: $81,389
• Composite: 49.93/100
• National rank: #1933
• State rank: #22 of 98 in NH

Livability — South Hooksett

• Score: 75/100
• State rank: #31
• US rank: #4309

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Hooksett, NH
• County: Merrimack County · 65,598 people
• Metro: Concord, NH
• Population (ZIP): 15,032
• Household income: $118,442
• Rent vs Own: 19.5% rent · 80.5% own
• Severe rent burden: 194.0

Population outlook (Merrimack County) Hauer SSP2

• Today (2025): 151,287 people
• By 2030: 151,867 · +0.4%
• By 2040: 149,927 · -0.9%
• By 2050: 144,081 · -4.8%
• By 2075: 132,018 · -12.7%
• By 2100: 111,733 · -26.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 16% Romanian 7% Russian 2%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 94% English-only · French/Haitian/Cajun 2% Other Indo-European 1% Spanish 1%

Political lean MEDSL · Merrimack

• 2024 margin: Lean D (+5.2) · D 52.1% · R 46.9% · Other 1.0%
• 2008→2024 swing: -8.7pp toward R · 2008: 13.9pp · 2024: 5.2pp
• All cycles: 2024: D+5.2 2020: D+9.8 2016: D+3.1 2012: D+12.7 2008: D+13.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.23%
• Current HPI: 371.3509
• Rent YoY: —
• Metro: Concord, NH
• State GDP YoY: —
• F500 in state: 0

Price history

+545.0% since first listed

6 events — show timeline

• 2026-05-16 Listed $129,000 PrimeMLS
• 2026-05-14 Coming Soon $129,000 PrimeMLS
• 2026-05-13 Listed $129,000 PrimeMLS
• 2008-11-15 Sold (MLS) $39,900 PrimeMLS
• 2008-09-22 Listed $39,900 PrimeMLS
• 1998-06-24 Sold (Public Records) $20,000 Public Records

Property tax history

-0.2%/yr

Latest (2025): $707 · +1.4% YoY. Source: county tax records.