6 So Dewberry Ln · Rochester, NH 03867

$135,000

2 bd · 1.5 ba · 1,196 sqft · Manufactured public records · 30 Days on market

Built 1977 $113/sqft · at area comps Est $150k · 10% under $720/mo HOA · 33% 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 +17.9/30.0
• ARV discount +12.1/15.0
• 1% rule +10.0/10.0
• DSCR +5.6/10.0
• Livability +4.2/5.0
• 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

Original owner is selling this well cared for mobile home. This 3 bedroom mobile also has a 3 season porch and small deck. Large living room with an electric fireplace. The kitchen comes fully appliance and has a woodstove that is included. Also included is the washer, dryer and freezer in the utility room. Great location just minutes to the Seacoast area. Please check with lender regarding age of mobile home.

Key facts

• Built 1977
• Listed 30 days

Property features AI

Finance

• Other: Located in a mobile home park (Briar Ridge) with park approval in place; Mobile make: Holly Park; model name: FBR DLX 2-14 SM UR 1/2B
• HOA & community: Monthly park fees; Park amenities include club house, playground, basketball court and trash removal; One-time park fees may apply

Exterior

• Parking: Paved driveway
• Utilities: Public metered water; Community sewer; 100 amp electric service with circuit breakers; Eversource electric; Cable available (Comcast); High-speed internet available; Underground utilities
• Home design: Manufactured home (single-story); White exterior; Shingle (architectural) roof; Entry level: main level
• Construction: Built in 1977; Metal siding construction; Manufactured home structure
• Exterior features: Leased lot; Level to sloping site; Paved driveway; Common acreage

Interior

• Kitchen: Range (electric); Refrigerator; Exhaust hood; Dishwasher
• Bedrooms: Two bedrooms (both on main level)
• Flooring: Carpet; Laminate; Vinyl; Other
• Bathrooms: One full bathroom (main level); One half bathroom (main level)
• Heating & cooling: Kerosene and oil heating; Forced air / hot air
• Interior features: Five total rooms; Bonus room; Other flexible-use room
• Laundry & utility: Washer and dryer; Dedicated laundry room (main level)

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $113 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.3% 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: William Allen School (math 44% / reading 24%, grade F, #179 of 263 statewide, top 71%, 281 students, 55% 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 41% FRL track the district average.
• Market conditions: Rents rising fast (+4.2%/yr); 109 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $933 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

• It's been on market 30 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 $25k; list at $135k implies a 440% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.

Recommended offer $132,975 (1.5% below list)

Questions for the listing agent

1. Built in 1977 — 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. 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: 1.63% ✓
• Cap rate: 7.30%
• Cash-on-cash: 3.58%
• DSCR: 1.16
• GRM: 5.1

CMA / ARV

• ARV (median comp): $150,274
• List price: $135,000
• Delta: -10.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 S Blueberry Ln	0.12mi	2/1.5	1,257 (+5%)	6mo	$90,000	$72	81
5 Dockside Ln	0.35mi	3/2.0 (+1)	1,188 (-1%)	0mo	$184,900	$156	76
6 No Cranberry Ln	0.16mi	2/1.5	1,094 (-8%)	4mo	$96,000	$88	75
11 S Cranberry Ln	0.07mi	2/1.5	1,086 (-9%)	9mo	$142,000	$131	74
22 S Blueberry Ln	0.14mi	3/2.0 (+1)	1,152 (-4%)	8mo	$224,900	$195	73
20 S Blueberry Ln	0.12mi	2/1.5	1,106 (-8%)	12mo	$130,000	$118	72
18 N Fuchsia Dr	0.23mi	2/1.0	1,086 (-9%)	3mo	$140,000	$129	70
5 N Fuchsia Dr	0.14mi	3/1.5 (+1)	1,296 (+8%)	6mo	$157,500	$122	69
4 Lilac Dr	0.36mi	2/2.0	1,333 (+12%)	8mo	$265,000	$199	55
5 Easter Ln	0.26mi	3/2.0 (+1)	1,333 (+12%)	9mo	$299,900	$225	54
6 Dockside Ln	0.34mi	3/2.0 (+1)	1,333 (+12%)	9mo	$295,000	$221	51
67 Gooseberry Cir	0.35mi	3/2.0 (+1)	1,070 (-10%)	10mo	$145,000	$136	51

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: -8.1%
• Equity multiple: 0.70×
• Total profit: $-11,505
• Equity at exit: $20,129

10-year hold

• IRR: 4.1%
• Equity multiple: 1.33×
• Total profit: $12,585
• Equity at exit: $11,672

Cash invested: $37,800 (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: 5.1×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$141 /mo · $1,688/yr
• Insurance: −$56
• HOA: −$720
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $113

Break-even live

Break-even rent $2,057

Max offer price $135,000

Occupancy floor 90%

Sensitivity live

Price	-10% $189	-5% $151	+0% $113	+5% $75	+10% $36
Rent	-10% $-61	-5% $26	+0% $113	+5% $200	+10% $286
Rate	-1.0pp $181	-0.5pp $147	base $113	+0.5pp $78	+1.0pp $42

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
122 Asteria Ln Rochester, NH	1.0–2.0	1.0	868	$2,300	$2.65	0d	11	0.99mi

HOA detail

• Monthly dues: $720 · $8,640/yr
• Likely covers: electric

Listing history 19 events

1. 2026-06-15
   status $135,000 Pending 30 DOM
2. 2026-06-15
   days on market $135,000 Active 30 DOM
3. 2026-06-13
   days on market $135,000 Active 28 DOM
4. 2026-06-13
   days on market $135,000 Active 27 DOM
5. 2026-06-09
   days on market $135,000 Active 24 DOM
6. 2026-06-08
   days on market $135,000 Active 23 DOM
7. 2026-06-07
   days on market $135,000 Active 22 DOM
8. 2026-06-04
   days on market $135,000 Active 19 DOM
9. 2026-06-03
   days on market $135,000 Active 18 DOM
10. 2026-06-02
    days on market $135,000 Active 17 DOM
11. 2026-06-01
    days on market $135,000 Active 16 DOM
12. 2026-05-31
    days on market $135,000 Active 15 DOM
13. 2026-05-16
    listed $135,000 Active 1998-char remark
14. 2026-05-12
    historical $135,000 1998-char remark
15. 2018-03-27
    soldstatus $25,000 Closed 413-char remark

    Show marketing remark (413 chars)

    Original owner is selling this well cared for mobile home. This 3 bedroom mobile also has a 3 season porch and small deck. Large living room with an electric fireplace. The kitchen comes fully appliance and has a woodstove that is included. Also included is the washer, dryer and freezer in the utility room. Great location just minutes to the Seacoast area. Please check with lender regarding age of mobile home.

16. 2018-03-27
    soldstatus $91,667

    Show marketing remark (413 chars)

    Original owner is selling this well cared for mobile home. This 3 bedroom mobile also has a 3 season porch and small deck. Large living room with an electric fireplace. The kitchen comes fully appliance and has a woodstove that is included. Also included is the washer, dryer and freezer in the utility room. Great location just minutes to the Seacoast area. Please check with lender regarding age of mobile home.

17. 2018-02-19
    status Pending 413-char remark

    Show marketing remark (413 chars)

    Original owner is selling this well cared for mobile home. This 3 bedroom mobile also has a 3 season porch and small deck. Large living room with an electric fireplace. The kitchen comes fully appliance and has a woodstove that is included. Also included is the washer, dryer and freezer in the utility room. Great location just minutes to the Seacoast area. Please check with lender regarding age of mobile home.

18. 2018-02-17
    historical Active with Contract 413-char remark

    Show marketing remark (413 chars)

    Original owner is selling this well cared for mobile home. This 3 bedroom mobile also has a 3 season porch and small deck. Large living room with an electric fireplace. The kitchen comes fully appliance and has a woodstove that is included. Also included is the washer, dryer and freezer in the utility room. Great location just minutes to the Seacoast area. Please check with lender regarding age of mobile home.

19. 2018-02-12
    listed $25,000 Active 413-char remark

    Show marketing remark (413 chars)

    Original owner is selling this well cared for mobile home. This 3 bedroom mobile also has a 3 season porch and small deck. Large living room with an electric fireplace. The kitchen comes fully appliance and has a woodstove that is included. Also included is the washer, dryer and freezer in the utility room. Great location just minutes to the Seacoast area. Please check with lender regarding age of mobile home.

ⓘ 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: $1,688 · $141/mo
• Projected year-2 tax: $2,316 · $193/mo
• Expected delta: +$628/yr (+$52/mo · 37.2%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,394
• − Mortgage interest: −$7,562
• − Property taxes: −$1,688
• − Insurance: −$675
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − HOA: −$8,640
• − Depreciation: −$3,927
• Taxable loss: −$321
• Est. tax savings @ 24.0%: +$77
• After-tax cash flow: $1,430/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

+440.0% since first listed

8 events — show timeline

• 2026-06-15 Pending — PrimeMLS
• 2026-05-16 Listed $135,000 PrimeMLS
• 2026-05-12 Coming Soon $135,000 PrimeMLS
• 2018-03-27 Sold (Public Records) $91,667 Public Records
• 2018-03-27 Sold (MLS) $25,000 PrimeMLS
• 2018-02-19 Pending — PrimeMLS
• 2018-02-17 Contingent — PrimeMLS
• 2018-02-12 Listed $25,000 PrimeMLS

Property tax history

+9.4%/yr

Latest (2025): $1,688 · +1.5% YoY. Source: county tax records.