15 Park Rd Trlr Park · Woodsville, NH 03785

$103,000

3 bd · 2.0 ba · 952 sqft · Manufactured · 79 Days on market

Built 2017 Good condition $108/sqft · at area comps Est $104k · at est. $350/mo HOA · 25% 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 +14.6/30.0
• 1% rule +8.3/10.0
• ARV discount +8.1/15.0
• Appreciation +7.1/10.0
• DSCR +4.5/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

Welcome to 15 Trailer Park Road! This charming 3-bedroom, 2-bath mobile home, built in 2017, offers comfortable living with a bright and functional layout. Step inside to find cozy carpeted living areas and bedrooms, complemented by an open-concept design that seamlessly connects the living room, kitchen, and dining space—perfect for both everyday living and entertaining. Large windows fill the home with natural light, creating a warm and inviting atmosphere throughout. Set on a desirable lot, the property offers ample outdoor space ideal for gardening, relaxing, or enjoying the fresh air. The affordable monthly lot rent of $350 includes road maintenance, sewer, water, trash removal, and snow removal for park roads—making for easy, low-maintenance living in a well-kept community. Conveniently located in the heart of Woodsville, a quaint village within Haverhill, you’ll enjoy being just a short walk to local grocery stores, restaurants, and everyday essentials. Whether you're looking for convenience or community, this location has it all. Don’t miss your opportunity to own this well-maintained home in a prime setting—schedule your showing today!

Key facts

• Open-concept design
• Large windows
• Ample outdoor space

Tags

• OPEN-CONCEPT DESIGN
• LARGE WINDOWS
• AMPLE OUTDOOR SPACE
• WELL-KEPT COMMUNITY
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $103k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $24 ($292/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $103k).
• Recommended offer: $97k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 78/100 on livability (#21 in NH, #2,543 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, employment D+, commute D.
• Haverhill Cooperative School District (rural): math 26% / reading 45% proficiency, ranked #78 of 98 in NH (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 28 active listings in the ZIP; 487 units permitted in Grafton County in 2024 (127 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($712 loan paydown + $4k appreciation (4.1% local appreciation)).
• Grafton County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.1% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.

Recommended offer $96,820 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.33% ✓
• Cap rate: 6.58%
• Cash-on-cash: 1.01%
• DSCR: 1.05
• GRM: 6.2

CMA / ARV

• ARV (median comp): $104,323
• List price: $103,000
• Delta: -1.27%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13 Park Rd Trlr Park	0.01mi	2/2.0 (-1)	924 (-3%)	8mo	$105,000	$114	83
11 Park Rd Trlr Park	0.01mi	2/1.0 (-1)	924 (-3%)	13mo	$100,000	$108	75

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

Projected returns pro-forma

4.1% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.6%
• Equity multiple: 1.71×
• Total profit: $20,334
• Equity at exit: $52,845

10-year hold

• IRR: 13.2%
• Equity multiple: 3.20×
• Total profit: $63,322
• Equity at exit: $86,933

Cash invested: $28,840 (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 03785

• Home prices YoY: 0.7%
• Active inventory: 28
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,375 medium
• Mortgage (P&I): −$540
• Tax est. 1.5%: −$129 /mo · $1,545/yr
• Insurance: −$43
• HOA: −$350
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $24

Break-even live

Break-even rent $1,344

Max offer price $103,000

Occupancy floor 93%

Sensitivity live

Price	-10% $96	-5% $60	+0% $24	+5% $-11	+10% $-47
Rent	-10% $-84	-5% $-30	+0% $24	+5% $79	+10% $133
Rate	-1.0pp $76	-0.5pp $51	base $24	+0.5pp $-2	+1.0pp $-29

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: $25,750
• Closing costs: $3,090
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $350 · $4,200/yr
• Likely covers: watersewertrashsnow removal

Listing history 17 events

1. 2026-06-21
   days on market $103,000 Active 79 DOM
2. 2026-06-18
   days on market $103,000 Active 77 DOM
3. 2026-06-17
   days on market $103,000 Active 76 DOM
4. 2026-06-16
   days on market $103,000 Active 75 DOM
5. 2026-06-15
   days on market $103,000 Active 74 DOM
6. 2026-06-13
   days on market $103,000 Active 72 DOM
7. 2026-06-12
   days on market $103,000 Active 71 DOM
8. 2026-06-09
   days on market $103,000 Active 68 DOM
9. 2026-06-08
   days on market $103,000 Active 67 DOM
10. 2026-06-07
    days on market $103,000 Active 66 DOM
11. 2026-06-07
    days on market $103,000 Active 65 DOM
12. 2026-06-04
    days on market $103,000 Active 62 DOM
13. 2026-06-03
    price $103,000 Active 61 DOM
14. 2026-06-02
    days on market $108,000 Active 61 DOM
15. 2026-06-01
    days on market $108,000 Active 60 DOM
16. 2026-05-31
    days on market $108,000 Active 59 DOM
17. 2026-04-02
    listed $108,000 Active 1192-char remark

    Show marketing remark (1192 chars)

    Welcome to 15 Trailer Park Road! This charming 3-bedroom, 2-bath mobile home, built in 2017, offers comfortable living with a bright and functional layout. Step inside to find cozy carpeted living areas and bedrooms, complemented by an open-concept design that seamlessly connects the living room, kitchen, and dining space—perfect for both everyday living and entertaining. Large windows fill the home with natural light, creating a warm and inviting atmosphere throughout. Set on a desirable lot, the property offers ample outdoor space ideal for gardening, relaxing, or enjoying the fresh air. The affordable monthly lot rent of $350 includes road maintenance, sewer, water, trash removal, and snow removal for park roads—making for easy, low-maintenance living in a well-kept community. Conveniently located in the heart of Woodsville, a quaint village within Haverhill, you’ll enjoy being just a short walk to local grocery stores, restaurants, and everyday essentials. Whether you're looking for convenience or community, this location has it all. Don’t miss your opportunity to own this well-maintained home in a prime setting—schedule your showing today!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $16,499
• − Mortgage interest: −$5,770
• − Property taxes: −$1,545
• − Insurance: −$515
• − Repairs & maintenance: −$1,320
• − Management: −$1,320
• − HOA: −$4,200
• − Depreciation: −$2,996
• Taxable loss: −$1,167
• Est. tax savings @ 24.0%: +$280
• After-tax cash flow: $572/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.

Condition & rehab AI · 14 photos

Good 75/100 Cosmetic rehab

This 2017 manufactured home is in good condition with minimal repairs needed. Painting the exterior and cleaning the carpets would significantly enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and property value.
• Both Clean carpets — Improves indoor air quality and makes the home more attractive to potential buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and property value. ↑
• Both Clean carpets — Improves indoor air quality and makes the home more attractive to potential buyers/renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Haverhill Cooperative School District
• NCES district ID: 3303660
• Math proficiency: 26% ▼ -10.00%
• Reading proficiency: 45% ▼ -6.00%
• Median HH income: $46,115
• Composite: 30.32/100
• National rank: #6272
• State rank: #78 of 98 in NH

Livability — Woodsville

• Score: 78/100
• State rank: #21
• US rank: #2543

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodsville, NH
• Population (ZIP): 2,141

Population outlook (Grafton County) Hauer SSP2

• Today (2025): 88,798 people
• By 2030: 87,131 · -1.9%
• By 2040: 82,000 · -7.7%
• By 2050: 77,064 · -13.2%
• By 2075: 68,769 · -22.6%
• By 2100: 61,631 · -30.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 5% Two or more races 2%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Lithuanian 26% Romanian 6% Russian 5%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Grafton

• 2024 margin: D (+19.9) · D 59.4% · R 39.4% · Other 1.2%
• 2008→2024 swing: -7.8pp toward R · 2008: 27.7pp · 2024: 19.9pp
• All cycles: 2024: D+19.9 2020: D+24.6 2016: D+19.0 2012: D+23.8 2008: D+27.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.10%
• Current HPI: 620.3226
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-04-02 Listed $108,000 PrimeMLS