1530 New Hampshire Route 175 · Plymouth, NH 03285

$99,000

2 bd · 1.0 ba · 899 sqft · Manufactured public records · 4 Days on market

Built 1983 1.70 ac lot Est $137k · 28% under ↓ 38% since listing

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Why this score? — see what drove the A 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
• Appreciation +10.0/10.0
• Schools +5.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 3 bedroom mobile home has had only one owner and was used as a second home. Although it's still in it's original state, with some updates and tender love, this would make a perfect getaway or primary residence. The home has a nice layout! The main living area is open concept with vaulted ceilings and the kitchen/dining area is separated from the living room with a breakfast bar. One side of the home has a generous sized bedroom and a full bath and the other has 2 more bedrooms. Located on a 1 acre lot with no restrictions and perfectly located only 2 miles to I93.

Key facts

• Mobile home
• Electricity
• Septic

Tags

• MOBILE HOME
• ELECTRICITY
• SEPTIC
• DRILLED WELL
• RENOVATION PROJECT
• GETAWAY PROPERTY

Property features AI

Finance

• Financial info: Assessment recorded (2025)

Exterior

• Utilities: Drilled well; On-site septic (leach field / concrete components); 100 amp electrical service with circuit breakers; Eversource electric; LP/bottle gas available; Cable internet available (Spectrum)
• Home design: Manufactured home (Manuf/Mobile style)
• Construction: Built in 1983; Steel frame with metal siding; Membrane roof; Manufactured home structure
• Exterior features: Country setting; Sloping lot; Wooded; Near golf course; Near paths; Gravel driveway; No waterfront or water access; Water view: No; Road frontage on a public, publicly maintained road (about 208' frontage)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Kerosene heat
• Interior features: 4 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $99k).
• Cap rate 23.8% vs local median 2.3% in Plymouth — 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 66/100 on livability (#69 in NH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime A-; Watch: health & safety C-, employment D, amenities F.
• Pemi-Baker Regional School District (rural): math 45% / reading 70% proficiency, ranked #77 of 171 in NH (top 45%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 50 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 $11k of equity ($684 loan paydown + $10k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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.

Recommended offer $99,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 2.77% ✓
• Cap rate: 23.81%
• Cash-on-cash: 62.58%
• DSCR: 3.78
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $136,648
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Anderson Hill Rd	0.62mi	2/2.0	924 (+3%)	8mo	$140,000	$152	56

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 74.5%
• Equity multiple: 6.27×
• Total profit: $146,049
• Equity at exit: $89,187

10-year hold

• IRR: 68.4%
• Equity multiple: 13.91×
• Total profit: $357,814
• Equity at exit: $192,335

Cash invested: $27,720 (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 03285

• Home prices YoY: 29.5%
• Active inventory: 50
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $2,741 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$159 /mo · $1,912/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$576
• Net cashflow: $1,446

Break-even live

Break-even rent $911

Max offer price $99,000

Occupancy floor 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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-24
   listed $99,000 Active
2. 2022-06-20
   soldstatus $127,000
3. 2022-06-17
   soldstatus $127,000 Closed 576-char remark

   Show marketing remark (576 chars)

   This 3 bedroom mobile home has had only one owner and was used as a second home. Although it's still in it's original state, with some updates and tender love, this would make a perfect getaway or primary residence. The home has a nice layout! The main living area is open concept with vaulted ceilings and the kitchen/dining area is separated from the living room with a breakfast bar. One side of the home has a generous sized bedroom and a full bath and the other has 2 more bedrooms. Located on a 1 acre lot with no restrictions and perfectly located only 2 miles to I93.

4. 2022-06-16
   status Pending 576-char remark

   Show marketing remark (576 chars)

   This 3 bedroom mobile home has had only one owner and was used as a second home. Although it's still in it's original state, with some updates and tender love, this would make a perfect getaway or primary residence. The home has a nice layout! The main living area is open concept with vaulted ceilings and the kitchen/dining area is separated from the living room with a breakfast bar. One side of the home has a generous sized bedroom and a full bath and the other has 2 more bedrooms. Located on a 1 acre lot with no restrictions and perfectly located only 2 miles to I93.

5. 2022-05-23
   price $139,900 576-char remark

   Show marketing remark (576 chars)

   This 3 bedroom mobile home has had only one owner and was used as a second home. Although it's still in it's original state, with some updates and tender love, this would make a perfect getaway or primary residence. The home has a nice layout! The main living area is open concept with vaulted ceilings and the kitchen/dining area is separated from the living room with a breakfast bar. One side of the home has a generous sized bedroom and a full bath and the other has 2 more bedrooms. Located on a 1 acre lot with no restrictions and perfectly located only 2 miles to I93.

6. 2022-04-27
   listed $159,900 Active 576-char remark

   Show marketing remark (576 chars)

   This 3 bedroom mobile home has had only one owner and was used as a second home. Although it's still in it's original state, with some updates and tender love, this would make a perfect getaway or primary residence. The home has a nice layout! The main living area is open concept with vaulted ceilings and the kitchen/dining area is separated from the living room with a breakfast bar. One side of the home has a generous sized bedroom and a full bath and the other has 2 more bedrooms. Located on a 1 acre lot with no restrictions and perfectly located only 2 miles to I93.

ⓘ 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: $1,912 · $159/mo
• Projected year-2 tax: $2,035 · $170/mo
• Expected delta: +$123/yr (+$10/mo · 6.4%)

ⓘ 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 ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $32,891
• − Mortgage interest: −$5,546
• − Property taxes: −$1,912
• − Insurance: −$495
• − Repairs & maintenance: −$2,631
• − Management: −$2,631
• − Depreciation: −$2,880
• Taxable income: $16,796
• Est. tax owed @ 24.0%: −$4,031
• After-tax cash flow: $13,316/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: Pemi-Baker Regional School District
• NCES district ID: 3399965
• Math proficiency: 45% ▲ 10.00%
• Reading proficiency: 70% ▲ 15.00%
• Median HH income: $42,275
• Composite: 49.93/100
• National rank: #4161
• State rank: #77 of 171 in NH

Livability — Plymouth

• Score: 66/100
• State rank: #69
• US rank: #11975

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 6,911
• Population (ZIP): 2,763

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 (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Slovak 14% Lithuanian 12% Romanian 5%
• Foreign-born: 6% · Canada
• Languages at home: 97% English-only · Russian/Polish/Slavic 1% Tagalog/Filipino 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: ▲ 106.72%
• Current HPI: 468.1616
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-38.1% since first listed

6 events — show timeline

• 2026-05-24 Listed $99,000 PrimeMLS
• 2022-06-20 Sold (Public Records) $127,000 Public Records
• 2022-06-17 Sold (MLS) $127,000 PrimeMLS
• 2022-06-16 Pending — PrimeMLS
• 2022-05-23 Price Changed $139,900 PrimeMLS
• 2022-04-27 Listed $159,900 PrimeMLS

Property tax history

+4.7%/yr

Latest (2025): $1,912 · +3.2% YoY. Source: county tax records.